Ramblin' Rick's Market Update for May 2019

Record High Median Home Prices

5/14/2019

With the numbers out for April in Central Oregon, here’s a quick market update. The theme is record high median Single Family home sale prices. In Bend the median sale price is up 11.57% from April of 2018, while Redmond saw an increase of 12.8% since April of 2018.

A quick glimpse at Bend’s data shows us:

Median Sales Price is up to $463k compared to $445k in Mar.

Total # of Homes Sold is up to 177 compared to 149 in Mar.

Average Days On the Market stayed the same at 77 compared to Mar.

Average Sq Ft price was $237 per sq ft up from $220 per sq ft in Mar.

With summer quickly approaching the market is really heating up here on the High Desert. Buyers are coming out of the woodwork and trying to get their new homes locked down. As predicted, the low inventory and increasing buyer pool has prices reaching towards the sky. Searching homes for our buyers is still a challenge with little to choose from.

Looking at Redmond’s data:

Median Sales Price is up to $326k compared to $313 in Mar.

Total # of Homes Sold is up to 85 compared to 67 in Mar.

Average Days On the Market was down to 98 compared to 141 in Mar.

Average Sq Ft price was $190 per sq ft, up from $180 per sq ft in Mar.

I continue to see major interest in Bend’s outlying areas. Redmond, Prineville, La Pine and Sunriver are also getting a lot of attention. These areas offer a slower pace of life, less crowded and more affordable option for people moving to Central Oregon.

Climate Risks for Investors

Impacts of a warming earth on real estate

We’re no longer questioning the reality of climate change and along with accepting this truth we’re faced with taking necessary steps to adapt. Climate change and extreme weather patterns are no longer just a concern for the well being of our planet and future generations but it’s now on the radar and minds of real estate investors and a driving force behind where investors are purchasing.

Property owners everywhere are keeping a keen eye on weather related events and their aftermath. There are increasing threats of wildfires, hurricanes, tornadoes, snow events, flooding and rising sea levels in heavily populated areas. According to a report issued by the climate risk analytics firm, Four Twenty Seven, more than ten percent of real estate in the United States, valued at over $130 billion dollars, is located in areas that are considered to be high risk due to sea level rise. Climate related events are not only devastating to the environment, human health and livelihood of communities but also can be financially crippling to land or homeowners and insurance companies.

Some investment institutions are confronting this issue by weighing both the financial risk and the physical risk associated with a property. Structures are susceptible to damage from extreme weather resulting in increased maintenance, higher insurance premiums and extra costs for preventive measures to protect buildings, all of these add to the overall cost of ownership. In vulnerable areas we’re seeing a reduction in property values due to decreased desirability and in turn we’ll likely see a negative effect on the economic health of these communities as well.

The rise in insurance costs is the dominant financial consideration affecting real estate investors. An article in the New York Times states that in 2017 after Hurricanes Harvey and Maria hit the U.S. and other strong storms devastated Northern and Central Europe insurance companies paid out a record 135 billion dollars globally for these storms and other natural disasters. However that isn’t the entire picture, according to NOAA, the National Oceanic and Atmospheric Administration, the actual cost of damage in the United States alone was over 307 billion dollars. This means that property owners and local municipalities were left to foot the remainder of the bill. These events have forced insurers to raise rates and in areas of high risk it’s becoming more difficult and much more costly to insure properties.

What does this mean for Central Oregon real estate? We’ve seen flooding, wildfires and heavy snow accumulation in the recent past so we aren’t immune here in this beautiful area. We encourage clients to always consider the possibility and future impact of these increasingly more common events. We’re not trying to alarm anyone, we only ask that when buying a home you always assess how it would handle extreme snow falls, what the wildfire risk is, if the home is situated sub grade or is vulnerable to flooding. Examining these items will help protect your largest investment, your home.

Ramblin' Rick's Market Update April 2019

What’s going on with Central Oregon Real Estate? 4/10/2019

With the numbers out for March in Central Oregon, here’s a quick market update.

Thank goodness with the coming of Spring not only has the snow finally melted, but Bend’s real estate market is warming up.

A quick glimpse at Bend’s data shows us:

Median Sales Price is up to $445k compared to $427k in Feb.

Total # of Homes Sold is up to 149 compared to 106 in Feb.

Average Days On the Market is down to 77 compared to 103 in Feb.

Average Sq Ft price was $220 per sq ft

A majority of sales were between $300k to $450k, with a large amount of sales in the $450k to $550k range. The numbers tell the story. We are continuing to see an increase in the amount of people buying and looking for homes. Our listings and the open houses we hold are getting more showings and bigger turnouts. While the inventory remains low and the amount of buyers increasing. This typically points to one thing. Prices will continue to increase because of high demand and low inventory.

Looking at Redmond’s data:

Median Sales Price is down slightly to $313k compared to $314 in Feb.

Total # of Homes Sold is up to 67 compared to 47 in Feb.

Average Days On the Market was up to 141 compared to 91 in Feb.

Average Sq Ft price was $180 per sq ft

The sleepy town of Redmond is waking up. Even though the median sales price was down and the average days on market were up. I am consistently hearing buyers looking towards Redmond as a more affordable option. The continued revamping of older areas especially downtown, Redmond is becoming a cooler place to live. With the continued opening of new restaurants, stores and of course Breweries giving fun entertainment options. It’s also becoming very attractive for those looking to escape the busier lifestyle that Bend has become. I’ll be keeping my eye on Redmond.

If you’re considering purchasing it's a perfect time to do so, especially with interest rates at 4.33%. Buying now means you will avoid the crowded buyer pool and predictably higher prices that we’ll start to see in May through the summer months. If you already own a home and are ready for a move an option is to buy your new home now and sell your current home in the coming months, when prices will likely heat up.

A couple of great charts to see where the market has been since 2000 in Central Oregon.

Ramblin' Rick's Market Update March 13,2019

We're off to a slow but steady start this year in Central Oregon. The total number of home sales were down in February along with the median sales price for single family homes in Bend, which decreased to $427,000. While Redmond saw an increased median sales price up to $314,000, up 10% from February of 2018. Inventory remains low across the board.
    Home prices continue to rise year over year as home appreciation increases, just at a slower pace. This is exactly what we want to see, a slow, steady and healthy growth.
     Based on feedback received from potential buyers at our open houses, buyers are waiting to see what will happen with housing prices and interest rates. I've noted the buyer pool increasing with larger turnouts at our open houses and more showings scheduled. More buyers and low inventory typically means that prices will increase in the coming months, right along with the normal trend for Spring time. 
     Current homeowners may be able to use equity earned in their home to upgrade out of their starter homes or move to more desirable locations because of relatively low interest rates and continued home appreciation. This would be the ideal time to step up your home ownership and make that change. However, this current market will remain challenging for the first time or entry level homebuyers, with the lack of affordable inventory being a major hurdle in Bend. As a result we are witnessing more people considering and choosing Redmond as the more affordable option.

The Future of Building

A renewable shift powered by wind & solar

When imagining the future, the younger me dreamed of living like the Jetsons, flying cars, robots and gadgets performing every daily task. Instead we’ll likely see less hyper-futuristic homes and cars and more solar panel lined roofs and wind turbines.

I’m sure you’ve seen one of the few solar farms in Central Oregon, like the one south of Redmond, which produces enough energy for about 1,500 homes. We can expect to see more of these farms popping up around the state. According to the Redmond Spokesman, Senator Jeff Merkley announced that the Rural Energy for America Program will loan up to $48.2 million dollars for funding solar energy facilities in Deschutes, Klamath, Lake and Clackamas counties. Portland General Electric is building the Wheatridge Renewable Energy Facility, the nation’s first large scale renewable energy project complete with wind turbines, solar panels and battery storage, expected to provide power to 105,000 homes. These facilities will offset the energy needed from fossil fuels and by using batteries for energy storage it alleviates the hurdle of the intermittent power supply that comes from wind and sunshine.

Coinciding with the construction of these new energy facilities some fossil fuel plants will close. The Boardman Coal Plant in eastern Oregon is slated to close in less than two years and another coal power plant in Washington is set to turn off one of its burners in year 2020 and close by year 2025. Their former coal mine will become a one thousand acre solar farm.

A recent article from NPR states that California has mandated starting January 2020, all new single family and multi-family homes under three stories will be required to install solar panels. These homes are expected to use 53 percent less energy than homes built under the old standards set in the year 2016.

This new mandate has faced major scrutiny from developers and real estate professionals. Criticizing that the upfront cost of about $10,000 dollars will slow the real estate market where buyers already face high home prices. On the flip side, homeowners are anticipated to save more than $19,000 dollars over the course of 30 years due to lower utility bills. These solar panels can be purchased outright, leased or homeowners can enter into a power purchase agreement with the developers. There’s also an opportunity for communities to pool their resources into larger arrays instead of installation on individual homes.

Renewable energy is taking a foothold and gaining momentum around the globe. Large scale installations are great but we also need numerous small installations on individual homes, parking structures, and building rooftops. Your home can and should be an energy producer as well. California has always been a trendsetter when it comes to policy, and Oregon has a ways to go before we see these types of mandates here, but this may be a sign of what’s to come.

Another way to think of “Green Building”

Another way to think of “Green Building”

The mention of “green building” may invoke different thoughts, dependant on your beliefs of climate change. Doing better for environmental reasons has been one of the biggest motivators to stepping outside of conventional building techniques. However, building green is not only good for the earth, it can be very beneficial for the pocket book as well. My goal here is to offer an alternative way to think about green building, from a financially wise standpoint.

According to the World Green Building Council and Zero Energy Project websites, a home or a building that is built using green building practices will likely have more initial upfront costs, and this of course varies based on what systems are installed, upgrades are made and the size of the home. You’re probably thinking, homes are already expensive, how can one afford those additional costs? What if we thought of it like this, if costs of construction were $150 per sq ft, designing a home that is 2000 sq ft. instead of one that is 2300 sq ft. would potentially save $45,000. That small downsize in square footage would essentially pay for your upgrades to a green energy efficient home. Plus you would begin seeing utility savings start on day 1 of ownership, meaning the cost of ownership over the years would end up being less than a conventional home.

A 2014 study published by the Zero Energy Project found that on average a custom built Net Zero Energy home in Oregon added an additional cost of around $51,000. These homes were around 1500 sq ft and the average list price during that time was around $400,000.  These homes included an upgrade in the exterior shell (insulation, framing, doors and windows), HVAC upgrades (heating, cooling, ERV, electrical and plumbing), solar PV (photovoltaics) and hot water. After rebates and tax deductions from the federal government and the state of Oregon, the total added cost for these custom-built zero energy homes was $10,000 to $14,000, which is less than 5% of the sales price.

So now you have a slightly smaller green built home that was completed for the about the same price as a little larger conventionally built home. What's the resale value like? Based on recent studies, a green home will sell, dependant on the region, for 5 - 12% more than a conventionally built home and will be on the market for a shorter period of time. Green homes are sought out and are in more limited supply.

Retrofitting an already built home or building is gaining in popularity as well. Adding additional insulation, more efficient heating and cooling options, solar PV and hot water and sealing the building envelope will result in substantial savings.

Once payback for these upgrades is achieved, the property owner will benefit from reduced utility bills for the life of the systems and be rewarded with financial and energy security no matter what the future holds.  

Green buildings are more comfortable, healthier, have higher resale value and lower total cost of ownership. Regardless of the division in beliefs about the state of the planet, we can all get behind making smart investments and saving money.

iBuying - Read this prior to "iSelling"

We’ve all seen those recognizable signs claiming “We Buy Your Home 4 Cash” or “Cash Now For Your Fixer”. The premise behind this business model is that individuals or private groups of investors will purchase a home quickly with cash well below market value; then fix it up and resell for a nice profit. Recently we’re seeing a new trend, called iBuying, that’s gaining traction in real estate markets around the country. Now it’s not only smaller investment organizations making these quick and simple purchases but large corporations like Zillow, Opendoor and Redfin have joined in on this approach to real estate investing.

Their model mimics the method used by private and individual investors. These companies send their rep to view the property and they make an offer. If the offer is acceptable to the seller they purchase the property with cash and a quick closing time frame. They then make necessary repairs and upgrades and get the home back on the market as soon as possible. Clearly the iSelling service is geared towards the distressed properties and desperate homeowners. People who need to avoid the hassle of a long home selling process or who don’t have the financial means to fix up their house.

If the hardships of life hit hard this theory sounds like a good option, especially when they dangle that quick relief in front of your face, sometimes can have cash in as little as 7 days. But remember that these are for-profit businesses and their model isn’t set up to benefit the home seller, these investors are looking to make money. Not only do these companies secure an already reduced sale price you can expect to pay an extra fee of 6% - 10%. That is upwards of two times as much as a typical real estate commission of 5% - 6%.

Is this new selling option a threat to the real estate profession and home buyers looking for their own great deal? In my opinion, it isn’t. These “quick cash for your house” services have been around for a long time, since the 70’s, and while they do make up a considerable chunk of the home purchases nationwide most homeowners will choose a different path, aspiring to receive top dollar for their home.  We would recommend to anyone thinking of selling, if you’re not in a unique or desperate situation, to work with a local realtor. Working with a professional in this business will help ensure you, the seller, benefits as well and receives a truer market value sale price for your property.

Market Update January 8, 2019

Ramblin' Rick's Market Update
January 8th, 2019

"With every new moment comes the perfect opportunity."

First of all, Happy New Years everyone. I hope you all had a great holiday season and are as eager as us to see what 2019 has in store. 

STATS

So let's get down to it. The Bend area SFR (Single Family Residential) median home price has remained fairly stable over the past 3 months, hovering right around $432,000. The 160 homes that sold last month were on the market for an average of 96 days.

What's it all mean?

Last Spring and into early Summer we saw the peak of high asking and sold prices. This is when there was a minor shift in the market. Sellers were shooting for the stars with there list prices and had been for some time. Buyers spoke. Prices were now too high. Price reductions were the new trend and homes were sitting on the market a little longer. Folks have been calling this a softening in the market or market correction. Now we are seeing some stability, which I think is much needed. 

2019 Forecast

The consensus is that we will continue to see the median home price increase, but at a much slower rate than previous years. Inventory should continue to remain similar to 2018. 

Forecast Highlights

• Home price growth will continue to slow, with a forecasted increase of 2.2 percent

• Inventory increases will remain moderate with less than a 7 percent increase

• High-priced markets will buck the trend, with double-digit inventory gains

• Millennials will account for 45 percent of mortgages in 2019 vs. 17 percent for Boomers

• New tax plan will be good for renters, mixed for homeowners

Facts provided by Realtor.com

What's up with the real estate market?

“What’s going on with the market?”. Hands down, this is the number one question I’m being asked lately. Like most others, I was greatly impacted by the last recession and learned some painful lessons during those tough times. I want to help our clients avoid that same pain. There’s been talk of a slowing market or the market softening. Are we headed for another crash? That’s a tough question to answer but I think the best thing to do is not fear what is going to happen, and to move forward educated so you can make a decision that is informed and wise. We are always watching the local and national market trends and talking within our local community of brokers and lenders.

I can’t predict the future, if I could I’d probably be surfing warm waters around the globe, but what I can do is pay close attention to what is currently happening in our Bend market. Single family home sales have increased in October, up from September. The median home price increased in October, back up to $433k. The price per square foot remained the same at $223 per sq. ft. The average days on market has continued to rise over the last few months and the latest average is 89 days on market.

What does this mean? Inventory has decreased along with asking prices, which are not as high as they were during the early summer months. In my opinion this is a good thing, home prices were increasing too quickly. There was a slow down in August and September, but sale prices have recently gone up again and historically we will continue to see an increase in prices after the new year.

If you ever have any questions, please do feel free to call, text or email me. I’m always glad to discuss what your home may be worth, if you want to sell, or which homes are available in your price range, if looking to buy.

Questions???

Last week I took my kids to Shevlin Park. We love heading out there with our white boxer dog "Pennie". I pull in, park, get the stroller out, get the dog on the leash, put Maggie in the stroller, get Max out and we load up with enough snacks to feed a family for days. It's a sunny, gorgeous warm morning and the shade from the large old growth Pondo's offers intermittent cooling as we stroll down the path. 

"It's kind of hot, right?", "Why are there so many butterflies?", "Do you know what my favorite car is?", "Where is mom?", "When are we going home?". I think you get the drift, especially if you have kids. Heading into the woods to find solitude and peace, I settle into encyclopedia mode. I enter this almost meditative, zen like state as I begin to answer questions like I'm being held in questioning with the bright light shining in my face. "Yes it is warm.", "The butterflies are having a population explosion, because they are trying to settle a new territory.", "Depends on the day, buddy, sometimes the Ford GT, sometimes McLaren's.", " Mom's working.", "We'll go home after our walk here.".

I love the fact that kids have no problem asking questions. There are no dumb questions. Even if they seem like it should be common sense. I find adults have a tougher time asking questions or for help.

That's part of the reason we started hosting a  Q & A session on Tuesday nights. We noticed that our clients had lot's of questions, but didn't ask them. They entered the home buying process uneducated and were learning along the way. Which is OK too, but we'll have a much smoother process, with less stress if our clients have a basic understanding of what to expect, who to contact, what to do next. So if you or someone you know is considering buying or selling a home, come down or encourage them to come down. I'll be in the Alleda office every Tuesday from 5:30 to 6:30 to answer your real estate questions and help guide you on your way.

My opinions on interior color selection

March 27, 2018

We put an offer in for our buyer on a newer mid century modern home. She is a wonderful woman with a great taste in art. Her current home is light and bright, adorned with colorful artwork, pottery and hand blown glass works. Her potential new home has a white on white color scheme on the interior. White walls, ceilings, doors and trim. I never thought I would say this, but I absolutely love it! I realize that the simple color scheme is elegant and doesn't compete with the beautiful wide plank natural oak flooring and dark wood cabinets. The light and bright wall space will provide a great backdrop for all of her artwork.

In my former life as a general contractor, I had painted many, many homes. Over the decades I've seen all sorts of trends come and go. I've painted almost any color you can think of and I've always, against better judgement, painted what the clients have wanted me to. I've given hundreds of paint color suggestions also. What is noticeable is how my taste has evolved over the years. Feature walls became feature rooms and usually evolved into a different color in every room and even multiple colors in one room. I've left jobs with 16 different paint colors in the past. There is nothing wrong with color, or peoples opinions, especially if they're happy. I began to observe my color suggestions become more and more subtle colors. 

I will share this one thing that I had learned. It instantly changed the way I thought about color on interior walls. I was doing a remodel and we opened up the kitchen/dining/living areas into an open concept. Large windows around the perimeter allowed you to view the natural scenery outside. I was told that if you paint the walls a darker, bold color, your eyes stop on the color first. It makes it hard to look past the walls and see the scenery. If the walls are a more subdued color, your eye naturally looks out of the window. This does a few things, it makes the interior feel more spacious and invites the outside in. I did an experiment and volunteered all of the sub contractors, homeowners and neighbors to participate. The response was clear. It held true throughout everyone's comments. 

Long story short, in my opinion, most people are happier with a light color scheme accented by colorful artwork, furniture, pillows, etc. 

Here's a link to some ideas to help you add color to your home.

https://www.realtor.com/advice/home-improvement/how-to-add-color-to-a-room/

A code of ethics for Realtors?

February 07, 2018

Did you know that when a REALTOR® signs up with the NAR (National Association of Realtors) they are bound to a code of ethics adopted in 1913.  The whole document can be found easily online. In a nutshell, we have a responsibility to our clients/customers, communities and other realtors to behave ethically. The preamble of this document begins with this paragraph,

"Under all is the land. Upon its wise utilization and widely allocated ownership depend the survival and growth of free institutions and of our civilization. REALTORS® should recognize that the interests of the nation and its citizens require the highest and best use of the land and the widest distribution of land ownership. They require the creation of adequate housing, the building of functioning cities, the development of productive industries and farms, and the preservation of a healthful environment."

I had little idea of an ethical code governing realtors prior to becoming one. It does make me want to puff my chest with pride as I think about how glad I am to be part of this. These are the 17 articles that were made to help guide us along the way. 

Duties to Clients and Customers

Article 1
REALTORS® protect and promote their clients’ interests while treating all parties honestly.

Article 2
REALTORS® refrain from exaggeration, misrepresentation, or concealment of pertinent facts related to property or transactions.

Article 3
REALTORS® cooperate with other real estate professionals to advance their clients’ best interests.

Article 4
When buying or selling on their own account or for their families or firms, REALTORS® make their true position or interest known.

Article 5
REALTORS® do not provide professional services where they have any present or contemplated interest in property without disclosing that interest to all affected parties.

Article 6
REALTORS® disclose any fee or financial benefit they may receive from recommending related real estate products or services.

Article 7
REALTORS® accept compensation from only one party, except where they make full disclosure to all parties and receive informed consent from their client.

Article 8
REALTORS® keep the funds of clients and customers in a separate escrow account.

Article 9
REALTORS® make sure that details of agreements are spelled out in writing whenever possible and that parties receive copies.

Duties to the Public

Article 10
REALTORS® give equal professional service to all clients and customers irrespective of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. REALTORS® do not discriminate in their employment practices.

Article 11
REALTORS® are knowledgeable and competent in the fields of practice in which they engage or they get assistance from a knowledgeable professional, or disclose any lack of expertise to their client.

Article 12
REALTORS® are honest and truthful in their communications and present a true picture in their advertising, marketing, and in other public representations.

Article 13
REALTORS® do not engage in the unauthorized practice of law.

Article 14
REALTORS® willingly participate in ethics investigations and enforcement actions.

Duties to REALTORS®

Article 15
REALTORS® make only truthful, not misleading, comments about other real estate professionals.

Article 16
REALTORS® respect the exclusive representation or exclusive brokerage relationship agreements that other REALTORS® have with their clients.

Article 17
REALTORS® arbitrate and mediate financial disagreements with other REALTORS® and with their clients.

Not only do we have a fiduciary responsibility to our client, we have an ethical one as well. Make sure when you consider hiring a Realtor that they will live up to these standards.

What is C.O.A.R.? 

February 07, 2018

Unless you're a real estate professional you probably haven't heard about COAR. Take some time and familiarize yourself with their website. Visit them at COAR.com. Lots of information to look at while you're waiting for your number to be called at the DMV.

Who We Are 

The Central Oregon Association of REALTORS® is the voice of the real estate industry in Crook, Deschutes, Jefferson and Harney Counties. COAR serves REALTORS® by maintaining ethical standards, providing continuing education, promoting the value of REALTORS®, and advocating on behalf of the real estate industry. Central Oregon REALTORS® believe we can build better communities by supporting quality growth and seeking sustainable economies and housing opportunities that embrace the environmental qualities we cherish, while protecting a property owner's ability to own, use, buy, and sell property.

COAR, the Central Oregon Association of REALTORS®, is the association comprised of licensed REALTORS® in Central Oregon affiliated with the Oregon Association REALTORS® (OAR) and the National Association of REALTORS® (NAR), and interested representatives from the business community. The Association has over 1900 active REALTORS® and approximately 100 affiliate companies. All REALTORS® in Oregon are licensed by the state, but to a large extent their actions are governed by the Association and the NAR Code of Ethics. REALTORS® are one of the few working business associations that agree to a code of conduct when gaining membership that is more stringent than most state laws, and also agree to mediation and arbitration procedures to settle disputes.

In addition to a wide variety of member services, the Central Oregon Association of REALTORS® also owns and operates the Multiple Listing Service of Central Oregon. The MLS is governed by the MLS Policies and Procedures which are ratified by the COAR Board of Directors.

Abbie Kephart Sams

0 Likes

•  

Local Favorite: El Sancho Taco Shop

February 06, 2018

Everybody loves a good taco right? I grew up in an area where wonderful Mexican food was plentiful. Mexican street food became a way of life for me, well then sushi, but this is about tacos so lets stay on subject." Dos de asada por favor" used to be a common phrase for me. My love began one cold day when I was around 12. I was on my dad's construction site, he had left me to work with some of his guys. Lunch came around and I pulled out a cold, smashed pb&j. The guys that I was working with were cooking something on a burner in the garage, then lightly toasting small tortillas over the flame. They took some of the mixture and stuffed it in the tortilla. They must have noticed my poor little puppy dog eyes gazing amorously at their warm delicious smelling food. "Ven aca Riqui" was all it took. I had my first non "Taco Bell" taco in my hand. Then another and another. Hooked!

Thanks for bearing with me while I was reliving that glorious moment. It all brings me to here and now. El Sancho has the goods! Everything I've tried there is awesome.My standard are two tacos, one "Rajas" and one with a protein, and a side of chips, salsa and guacamole. You combine that with one of their homemade drinks and that's it. That's one of my favorite meals, hands down. Usually my company gets a couple tacos and we share the chips. It is reasonably priced way of revisiting that first taco experience I had in the cold garage. Authentic! 

There are mucho reasons to go to El Sancho. The Sancho bowl, tacos, great homemade drinks (especially margaritas), great outdoor seating (even on the colder days), friendly staff, did I say tacos? Go there now, go for happy hour, go for lunch, go anytime they're open.

http://www.elsanchobend.com/

Thinking about selling this year, here are ways to get your home ready.

January 30, 2018

These are proven steps to help your home stand out and in a good way. Time and time again we enter a home with our clients and the front entry hasn't been swept, the smoke detectors are beeping or there's some funky smell coming from who know's where. All of these negative things stick in the forefront of our clients mind when recalling the properties. If you find yourself with your head in your hands and don't know where to start, we're glad to offer guidance when you list with us.

1. Improve your landscaping. Curb appeal is crucial to a good first impression, so make sure your home's lawn is immaculate. Mow the lawn, prune the bushes, weed the garden and plant flowers.
2. Clean the outside. A sloppy exterior will make buyers think you've slacked off on interior maintenance as well. Be sure to clean the gutters and pressure wash your home's siding.
3. Make repairs. In a buyer's market, you want your home to be in the best condition possible. Take care of major defects like broken windows or a leaky roof that could discourage buyers.
4. Make the front door inviting. A fresh coat of paint, especially in a color that contrasts with the home, will make the front door stand out. Replace faded house numbers so buyers can see them from the curb.
5. Buy a new welcome mat. Let buyers know they're invited into your home.
6. Remove clutter and depersonalize. Buyers want to envision their belongings in your home. Clean up by renting a storage unit for knickknacks, photos, extra furniture and other personal items.
7. Organize closets and drawers. Messy closets give the appearance that your home doesn't have enough storage space.
8. Make every surface shine. From ceiling fans to floors and everything in between, clean your home until it sparkles.
9. Take color down a notch. You might like your lime-green bedroom, but it may sour buyers. Paint your walls a neutral color that will appeal to a wide range of buyers.
10. Eliminate bad odors. Hide the litter box and use baking soda to neutralize odors throughout your home. When showing the home, fill it with inviting smells by putting out fresh flowers and baking a batch of cookies.

"Why should I consider using a Realtor?"

January 05, 2018

It's a very common question, "Should I use a realtor?". Here are 9 reasons why using Team Sams is advantageous. 

1. Education and Experience - I've learned that hiring people who are experts in their field saves time and energy. By relying on a professional it can make the experience more enjoyable and relieve you of the more stressful steps. Hiring a pro will save you time, which we all know is a very precious commodity.

2. Market Knowledge and Guidance - We study the market trends daily and regularly discuss market trends with our colleagues. Data such as the average cost per square foot of similar homes, median and average sales prices, and average days on market, among other criteria, is all info we use to assist you in making smart decisions.

3. Agents are Buffers - We act as a buffer between you and other agents, and the general public. We coordinate all of the showings or schedule viewings, and filter the "go nowhere" phone calls and emails. We have your best interest in the forefront of our dealings, so we can go to bat for you when the time comes and you can remain behind the scenes.

4. Price Guidance -  It's a common misconception that realtors set the price for sellers. I think of myself as a facilitator, we provide you with as much information as possible to allow you to make a smart decision when determining a price to list at. 

5. Professional Networking - I connect with multiple people in the real estate field daily, whether it's a lender or another realtor. Realtors are privileged with information not available to the average public and we have the inside scoop on others pocket listings and what's coming available.

6. Negotiating Skills and Confidentiality - Good brokers negotiate well because, unlike most buyers and sellers, we can remove ourselves from the emotional aspects of the transaction. It's part of our job description. We're not just messengers, delivering buyer's offers to sellers and vice versa. We are professionals who are trained to present our client's case in the best light and agree to hold client information confidential from competing interests.

7. Neighborhood Knowledge - We are familiar with Central Oregon and it's neighborhoods. We can help align you with an area that will work for your needs. 

8. Handling Volumes of Paperwork - Today's purchase agreements run ten pages or more. That does not include the federal- and state-mandated disclosures. One tiny piece overlooked or omission could land you in court or cost you thousands. Most people do not realize how overwhelming the paperwork can be, let us simplify it for you. We make it easy for you to just sign the properly prepared paperwork, with confidence.

9. Building Relationships for Future Business - We strive to build lasting relationships with our clients. Whether you're an investor that needs to rely on us multiple times a year or a homeowner that wants to buy a forever home. We want you to be satisfied. To succeed long term in this business, we rely on referral based business. We want to be who you call or recommend when the need arises in the future. That also means that after the deal is done, we are still here for you, feel free to contact us to answer questions or to clarify a matter you're uncertain about.

If you do decide to use a realtor in your next transaction, we do recommend interviewing multiple realtors. We are always glad to meet with you to discuss what we can do for you.

A house or a home?

November 28, 2017

A house or a home?

Ever since I could walk, I was on the job site with my dad, a contractor in the Santa Cruz area of California. We would work on homes within a 2 hour radius, depending on how slow the economy was. I worked with him until around the age of 20.  I relocated to Bend, almost two decades ago, and re-entered the construction world as a builders helper. I thought to myself, I should be a contractor, it's so easy. The general contractor I work for just rides around in his truck and I do all the work, while he makes tons of money. After being a general contractor for 13 years, I can see how naive those thoughts were and man I sure have learned some hard lessons.  

In the mid eighties my dad started to work on tract housing in Salinas, a bedroom community to the San Francisco bay area. Once he got in good with some of the builders there, he was busy for decades and ended up working on thousands of new homes. I never really enjoyed working on the tracts. It was always very fast paced and it was always about the bottom dollar. I did enjoy when we would work on custom houses. We could take our time and do a really nice job. We would interact with the homeowner and their families, adding a more personal connection to the job. After becoming a contractor here in Oregon it took a while for me to slow the pace down a little and work at Oregon speed. This was so very important for me. Through the years I found my niche and what I loved doing. Working with clients directly on their existing homes. I had great remodel experience and ran with that. 

When I look back on all the years I honestly can't remember all the hundreds of homes I've helped in the construction of, but I do remember the happy faces, the ones that were thrilled with the job I had done for them. Houses had slowly evolved into what I call homes. A home to me has an emotional connection. Where your kids take their first steps, you laugh, you cry, your safe place in a cold world, your friends and families get together and make memories. I realized that I wasn't just doing jobs anymore, I was building relationships. It had become more than a means to an end. This all became very obvious when I became a father. The work I crafted will become part of the memories of little kiddos for years and years. So I would always try to put love into my work.

I bring these thoughts with me into the real estate world. When finding a home for my clients, it's so important to me that we find the perfect place where they will experience their most precious moments, making memories for years to come.

Bend is Awesome, lets keep it that way

November 27, 2017

Bend is Awesome, lets keep it that way

I'm sure as you're driving around our little gem of a city you've noticed the bumper sticker, "Bend sucks, don't move here". I know this is intended as a joke, but with a serious tone. This reminds me of growing up in Santa Cruz, California. It was the norm to see "Valleys go home" graffiti all over town. The surf spots were guarded by the locals who had become very territorial of their coveted waves. I can understand you have your special spot where you can get together with your friends, like an extension of your living room. It feels like your home. You don't want others coming in and disrespecting your turf or even using your turf.  What folks are feeling is a strong sense of pride and ownership. Which can be turned in a positive direction. Listening to clients and friends most complaints about the growth of Central Oregon are based on the nonacceptance of change. Instead of accepting that Bend is growing, most are stuck wishing it was the way is used to be.

There has been incredible change since I moved here almost two decades ago. Bend is not the sleepy little mountain town that I initially fell in love with. Friends were in abundance wherever you went. Kinda like an episode of "Cheers", wherever you went they always knew your name. There wasn't traffic. Gas, rent and beer was cheap. Since then I've grown and so has my loved town. Bend has turned into a more culturally diverse, updated version of it's former self. There is way more diversity and acceptance than 20 years ago. We have most of the benefits of living in a larger city, but we are surrounded by nature. You can literally grab a coffee from your favorite spot, hit up some fresh morning powder turns at Mt Bachelor,  peddle miles of world renowned mountain biking trails, put in a few hours of work, then finish it off with some delicious food and beer from an award winning brewery. All in the same day. Those choose-your-own adventure scenarios are endless here. I mean there is world class golfing, white water sports, shopping, dining, fishing, hotels, hiking, etc. You can feel safe all over town and not be afraid to walk after dark. We have great schools for the future generation. The list goes on and on. Things are pretty darn good.

I've come to the conclusion, hesitantly, to accept the change that's occurring. Bend is going to continue to grow. The word is out and people are flocking here. From all over the country. They're drawn to Central Oregon for the same reasons most of us were. I mean we live in a place that folks dream about being able to live. They stare at that postcard of the Sisters on their desk all year, waiting to come here for a week on vacation. Instead of fighting the growth, we should be more supportive in responsible growth. We do have the power to  help keep the integrity of what we love about Bend. That sense of ownership and pride that we feel, can be harnessed into a more positive outlet. Get involved. With schools, charities, Bend city council, the planning department, raising great kids and just being a good human being. Remember, we have the power and we don't have to sit idly by.

I like to think of our opportunity here like a sculpture. We have a huge slab of clay here and there are lots of hands shaping our sculpture, they have been for years. Developers, business owners, students, parents, children, the government. Some have very big hands and are sculpting at an incredible pace. If we want our art piece to turn out the way we like, we'll need to get busy. Otherwise, the vision will resemble what those big hands want. 

So the next time your driving around town in "traffic" and someone cuts you off, take a breath and remember what it is that you love about being here and take the advice of another bumper sticker "Be nice, you're in Bend."