Real Estate Update: May 2015

Spring 2015 Residential Market Report For Clackamas County, Or

Much like the rest of the State of Oregon and the Nation, Clackamas County has witnessed robust appreciation in the housing sector. In general, inventory is scarce as buyers are eager to make a purchase due to needing a place to live and also out of a growing fear of being priced out of the market. What follows are brief summary reports with some easy facts and figures to help you decide if it’s your time to get your feet wet in the Clackamas County real estate market. Looking to sell? Call us for a personalized property valuation and feel free to read up on this article so you’ll have a better understanding of what’s happening in your area right now. Thanks for reading.

Sandy, Oregon Real Estate Report


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In the second week of May, 2015 residential homes for sale in and around Sandy, OR have a median asking price of $312,000 with an average of 137 days on the market. Lately, median asking prices have been trending up steeply whereas asking price per square foot is staying about the same; which may show a shift in available residential properties to larger, more expensive homes being listed. Conversely, available inventory is shrinking fast. All of these factors come together to make the current market conditions favor sellers. While nobody has a “crystal ball”, if inventory continues to be tight and demand remains strong it seems likely that prices will continue to rise with the market.

Sandy, OR Residential Housing Per Price Quartile/Tier
  • Top Quartile Properties: Median price for Sandy residential properties in the top quartile is $799,000. These homes have sought-after features including average statistics such as lot sizes in the 10-20 acre range, 2752 square feet of home square footage, 3 bed/2baths and a median age of 25 years. There are 15 available Sandy, OR listings in this category with 1 new listing and none sold. Average days on market is slightly above the median at 152 days on market.
  • Upper/Second Quartile Homes: These listings have a median price of $389,950 with an average of 159 days on market. These upper/second tier homes sit on lot sizes in the 2.5-5.0 acre range with homes sized around 2,487 square feet. These Sandy, Oregon properties average 4bed/2bath and are around 44 years old. With 2 newly listed and 4 of these homes sold there’s certainly strong buyer action in this segment.
  • Lower/Third Quartile Homes: the median for the lower/third Sandy, Oregon real estate quartile is $264,950 with homes in the 2022 square foot range and much more modest lot sizes in the 4,500-6,500 square foot range. These properties average 3bed/2baths and are around 12 years old. Much like the next higher quartile, there have been 4 listings sold with only 2 newly listed properties in the category.
  • Bottom/Fourth Quartile listings: These homes have a median offered price of $194,975 with 1,388 square foot homes and lot sizes in the 8,000-10,000 square footage range. These homes average 3bed/2bath and an age of 36. There are two newly listed homes in this category and one sold. Average days on market is 135 days.

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Boring, OR Homes For Sale Update

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Residential homes for sale in Boring, Oregon are at a median of $450,000 asking and currently average 127 days on market. Prices are more or less steady currently. Asking cost per square foot is trending upward somewhat at $180, although acreage properties may at times skew the comparison of home size versus price. Days on market are strongly trending downward while homes newly put on the market are on a robust increase. Based on the numbers, it’s a seller’s market and if these numbers persist we may well see prices increase further.

Boring, Oregon Homes For Sale: Quartile Info
  • Top/First: median asking price is $820,000 for the top quartile of Boring, Or real estate. These homes feature acreage lots in the 5-10 acre range along with an expansive 3280 average square footage, 4bed/3bath. With one newly listed home and none sold this quartile is sitting at an average of 253 days on market.
  • Upper/Second: $574,900 median list price and a home in the 2880 square foot range typifies the upper/second quartile in Boring, OR. These homes sit on lots around 1-2.5 acres with 4bed/2baths. With one home newly listed and 2 sold, this category’s healthy 120 days on market is no surprise.
  • Lower/Third: $423,900 median asking price for a home averaging 2840 square feet on a lot size around 1-2.5 acres is standard for the lower/third category in Boring, OR. 4bed/3bath and average as built around 41 years ago. This is a hot selling quartile with only 72 days on market and 1 listing sold that’s replaced by 1 newly listed property.
  • Bottom/Fourth: $332,450 median price and homes in the 1866 square foot range sitting on 1-2.5 acre lots are what to expect in the bottom quartile for Boring, Oregon. 3bed/2bath and built 59 years ago. With one new listing and 2 sold homes in this category we’re seeing an average days on market of only 73 days (which almost exactly matches the quartile just above).

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Estacada, OR Housing Report


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Home values in Estacada, Oregon are on the rise. Currently, median list price for the area is $387,950 with properties on acreage lots averaging much higher. Asking price per square foot for homes in Estacada, OR is steeply rising and currently at $160 per square foot while days on market are slightly increasing and inventory is slightly waning. The market signals put the advantage clearly in favor of sellers.

Estacada, Oregon Homes For Sale: Quartile Summary

Strong demand in the lower housing quartiles for Estacada, Oregon real estate are putting upward pricing pressure on the market. Similarly, sales of larger homes on acreage in the area have also seen robust home sales. Only the top quartile had more newly listed properties than it had sold with 3 newly listed versus 2 sold homes for the week. However, with these top homes’ asking prices of $899,900 and 20 acre lots these are still strong sales figures. The top quartile has the longest days on market at 268 whereas the lower third quartile is cooking along at a blistering 70 days on market. The bottom 2 quartiles each had 5 homes sold in their respective categories. Overall, housing is trending up and buyers are eager to secure homes in Estacada, Oregon and Clackamas County.
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Molalla, Oregon Real Estate Update


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Molalla, Oregon is following suit with the rest of Clackamas County and the nation as residential real estate listings sell swiftly due to demand being higher than availability. Median list price for Molalla is $284,999 with 63 homes on the market at an average of 94 days. Currently, prices for this area have plateaued and asking price per square foot is rising slightly. Inventory is strongly increasing due to recently improved market conditions and strong sales figures.

Molalla, OR Property Quartile Data Summary

All residential property quartiles for Molalla, OR and the surrounding countryside are showing strong home sales numbers. Top quartile properties in Molalla currently have a median asking price of $585,000 and feature homes in the 2,800 square foot range on lot sizes generally in excess of 20 acres. These in-demand acreage (often equestrian) properties show healthy sales figures and have an average of 129 days on market. The hottest selling quartile homes in Molalla are the lower/third properties with a median asking price of $264,950 with 0 new listed and 3 sold. These lower/third quartile homes are on modest city lots in the 4.500-6,500 range and are selling fast at only 70 average days on market. The bottom/fourth quartile homes in the town of Molalla are also selling briskly with only 88 days on market and listings priced at a median of $180,950.

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Clackamas Short Sale & Housing Report 10-03-2014

Sandy, Oregon Housing Update

The real estate market for Sandy, Oregon has been cooling off in recent weeks. Inventory of available listings, median asking price and average days on market have all stayed more or less flat; although market action in the form of buyers making purchases has been on a somewhat downward trend. The latest Sandy, Oregon housing market statistics don’t point in a clear direction either up or down. However, if buyer activity remains weak it may result in downward pricing pressure in the coming fall and winter season. Currently there are 174 residential real estate listings in Sandy, Oregon of which 18 listings are short sales. If you’re behind on your mortgage and want a positive solution give us a call today. We’re SFR (Short sale Foreclosure Resource) Certified Realtors with the experience to get the job done right.

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    Quartile Housing Data: Sandy, Oregon

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  • Top/1st Housing Quartile for Sandy, OR: 1st quartile properties For the greater Sandy area have a median asking price of $540,000. These homes average a spacious 3200 square feet on expansive acreage lots in the 5-10 acre range. This category averages 115 days on market. With one home purchased and no new listings in the category it will be interesting to see how home values and market conditions develop in this category.
  • Upper/2nd Property Quartile in Sandy, OR: At $309,000 offered price for homes around 2082 square feet on 0.5-1.0 acre lots, the upper/2nd real estate quartile in Sandy, Oregon represents a comparable value (albeit sans the acreage of the 1st quartile). With 3 new listings compared to 2 sold in the price range we could see a few of the higher-priced homes in this quartile reduce their prices if things continue as such. That said, at 94 days on market at least there’s decent turnover.
  • Lower/3rd Real Estate Quartile for Sandy, OR: Value priced at $239,394 these homes are generally newer construction around 1753 square feet of living space placed on very small subdivision lots averaging less than 4500 square feet of total lot size. Average year built for this category is 6 years ago, meaning that many of these homes were purchased and/or constructed on the cusp of the housing crash. As such, those who purchased homes in this category may be trying to sell and may also fall into the short sale category. With 4 new listings and 3 sold listings some people are managing to sell. Although the 3rd quartile’s 166 days on market is the highest of all the quartiles in Sandy, Oregon.
  • Bottom/4th Housing Quartile in Sandy, OR: Sandy, Oregon homes for sale in the 4th quartile have a median of $194,900 for with an average of 1492 square feet of living space on decent sized neighborhood lots around 8,001-10,000 square feet. There were 4 new listings and 0 sold listings in this 4th quartile. Which could be a big sign that prices may be about to settle unless some of these reasonably priced listings sell soon.

Canby Short Sale & Housing Market

The median asking price for Canby, Oregon real estate listings is currently $319,900 with an average of 144 days on market. The average time a property stays active on RMLS has been steeply trending up as of late while the number of properties has been falling. There are 134 residential Canby real estate listings of which 14 are in short sale. We may be witnessing early market softening in terms of days on market increasing and decreased activity from strong, well-qualified buyers. Some seasonal slowing is normal and can keep prices from inflating into another bubble. However, too much slowing could lead to more rounds of price reductions. If you need to sell your property in Canby, Oregon but need a short sale specialist make sure to call us to learn how our experience can help you.

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    Canby, Oregon Housing Market Quartile Data

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  • Top/1st Quartile Canby, OR: Top tier properties for sale in Canby, Oregon are at a median of $539,000 for homes in the 2613 square foot range on acreage lots averaging 5.0-10.0 acres. These top-tier Canby, Oregon homes for sale have spent an average of 196 days on market although for this week, 2 have sold with no new listings in the category.
  • Upper/2nd Quartile Canby, OR: Homes in this category are listed at a median of $356,950 with 131 days on market. Upper/2nd quartile Canby real estate listings average 2231 square feet of living space on lot sizes in the 8,001-10,000 square foot range. Unlike the 1st quartile, these Canby residential properties are selling at a faster rate, with 131 average days on market.
  • Lower/3rd Quartile Canby, OR: At a median of $292,450 and 1863 square feet of living space the lower/3rd quartile may be more popular due to affordability. This category’s 119 average days on market makes the lower/3rd quartile the fastest selling property group in Canby, Oregon’s housing market. The 2 new listings don’t quite replace the 3 sold in this Canby real estate quartile.
  • bottom/4th Quartile Canby, OR: Median list price for the lowest Canby real estate quartile is $220,000. Homes in this category average a modest 1376 square feet of living space on a neighborhood lot size similar to the 2nd and 3rd quartiles. The main distinguishing factor is that these 4th quartile properties have less living space and were constructed an average of 17 years before the 3rd quartile listings. With one new listing and none sold, there isn’t much activity to report for this category.

Molalla, Oregon Housing, Short Sale Report

Real estate in Molalla, Oregon has been somewhat flat lately, with the median asking price for residential homes for sale at $249,900 with an average of 147 days on market. Inventory is trending up while market action from well-qualified buyers is flagging somewhat. Please note that some seasonal adjustment is normal for a healthy real estate market so it remains to be seen whether we’re witnessing a nascent settling period or merely a seasonal pause in housing market activity. Currently, 15 of the RMLS listings in Molalla are in short sale, out of 108 total residential listings. Recent price improvements have lifted many home owners out of the red but there’s still a high number of properties that qualify for short sale in Molalla. If you’re behind on your mortgage and want a constructive solution, call us to learn more about how a short sale can help you. We’re experienced, SFR Certified Realtors and we’ll get the job done right.

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    Molalla, Oregon Housing Quartile Information

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  • Top/1st Quartile Homes in Molalla, Oregon(acreage): These top tier Molalla, Oregon properties feature the wide open spaces you’ll only get with 20+ acre lots. All that acreage comes at a price though, with the current median asking price at $599,498. Homes in this category average 2793 square feet of living space meaning there’s room for the entire family. With 3 new listings, 1 sold, and 226 average days on market there may be price reductions in the future of these sought-after acreage and equestrian properties.
  • Upper/2nd Quartile Molalla Properties(acreage): Homes in the upper/2nd category for Molalla, OR have a median offered price at $349,250 with more modest acreage lots in the 5.0-10.0 acre range and an average of 1667 square feet of living space. There has been little activity in this price range either way with no new listings but only one property sold. Average days on market are at 153.
  • Lower/3rd Quartile Properties in Molalla, OR: Homes in this quartile are on neighborhood sized lots in the town of Molalla proper; as compared to many of the higher end properties that are on acreage lots outside the city limits. With 1460 square feet of living space and only 66 days on market it appears that buyers have been very active in this category. Although with 4 new listings compared to only one sold it may be that buyer activity is tapering off.
  • Bottom/4th Quartile for Molalla, OR: These entry-level Molalla, OR properties are listed at an affordable median of $145,000 and average 1310 square feet of living space. Lot size is very similar to the listings in the 3rd quartile with homes in the bottom quartile averaging a bit newer in terms of year built. With 146 days on market, Molalla real estate in this category isn’t exactly flying off the shelves. There wer 3 new listings and 2 sold properties in this category.

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Estacada, Oregon 36 Pit Fire News Update 09-15-2014

*Page Updated Periodically*
36 Pit Fire has spread south of clackamas river and thus far 7 homes have been evacuated. Additionally the Silver Fox RV park has been evacuated as well as a few local camp grounds. Officials state that the fire is zero percent contained as of noon on Monday (September 15th, 2014). The latest reports put the fire at roughly 2,800 acres and expanding rapidly at this time. A special task force will be taking control of firefighting operations at 1700, today (5:00 pm PST 09-15-2014).

17:00 09/15/2014 Update

Ground crew firefighter injured by falling tree at Silver Fox RV Park. Reported broken leg, AMR Ambulance en route. Fall Creek level 3 evacuations in progress. Source: Estacada Fire Dept.

16:55 09/15/2014 Update

Fall Creek Road and Michael Road (east of Estacada) under level 3 evacuation order at this time. Source: Estacada Fire Dept.

16:50 09/15/2014 Update

Joe Schwab, Estacada Fire Dept: “There is now a 20 acre spot fire in the area of Tumula, Fall Creek, Divers. This fire is a threat to structures. There are Level 2 evacuations on Divers east up Tumala and Level 3 on Fall Creek from Divers all the way up. Command is there now. A task force and EFD units are there now.”

126 homes under level 2 evacuation orders at this time.

Video of DOT Crew Clearing Landslides off Highway 224 36 Pit Fire

Fire as of Monday Morning Aerial View:

As of Monday morning fire officials confirm that the fire has spread to over 2,300 acres and is still rapidly growing.

Photo Gallery: 36 Pit Fire Clackamas County, Oregon

Smoke Plume Visible From 10 Miles Away 4:30pm Saturday Afternoon

Smoke Plume Visible From 10 Miles Away 4:30pm Saturday Afternoon

View of Smoke Plume from Estacada, Oregon 4:30pm Saturday Afternoon

View of Smoke Plume from Estacada, Oregon 4:30pm Saturday Afternoon

Flames crest hill at 6:30 pm Saturday afternoon

Flames crest hill at 6:30 pm Saturday afternoon

6pm Saturday afternoon. Fire crests over ridge pushed by east winds.

6pm Saturday afternoon. Fire crests over ridge pushed by east winds.

A helicopter drops water on the pit 36 fire in Clackamas County Saturday Afternoon

A helicopter drops water on the pit 36 fire in Clackamas County Saturday Afternoon

flames can be seen through the trees.

flames can be seen through the trees.

8:00pm Saturday evening. Intense flames driven by wind cause the fire to grow tenfold overnight.

8:00pm Saturday evening. Intense flames driven by wind cause the fire to grow tenfold overnight.

pit 36 fire in Clackamas County grows exponentially over the weekend.

pit 36 fire in Clackamas County grows exponentially over the weekend.

Wildfire 0% contained Monday morning, covers over two thousand acres.

Wildfire 0% contained Monday morning, covers over two thousand acres.

Summary of the “Pit 36 Fire” As Of 10:00 September, 15th 2014 (Clackamas County, Oregon)

How The Fire Started:

Origin of Pit 36 Fire Estacada, Oregon

Origin of Pit 36 Fire Estacada, Oregon

At approximately 1500 (3pm Pacific Standard Time) on September a wildfire broke out in rural Clackamas County, Oregon roughly ten miles east of Estacada in the steep canyon within which the Clackamas River flows. The steep terrain, high temperatures, east winds and late-season dry conditions led to the fire spreading rapidly, despite the swift and valiant action of local fire crews. It appears likely that a group of individuals that were target shooting have likely started the blaze however shooting in and of itself does not pose a fire risk. As such, it seems likely that a prohibited activity such as throwing tossing away cigarette butts, an illegal camp fire or incendiary “tracer” type ammunition was happening. Law enforcement and fire officials have stated that an “investigation is underway” but have not released further details at this time. Although a news crew was witnessed heading to the scene at 1700 (5:00pm) on 09-13-2014 most local news agencies were slow to pick up the story.

36 Pit Fire (Estacada, Oregon): Wildfire Grows 10x Over Saturday Night

Saturday at noon, the fire was still being reported as covering only  30-100 acres when it had already grown to over 1,000 acres.

Saturday at noon, the fire was still being reported as covering only 30-100 acres when it had already grown to over 1,000 acres.

The mountainous terrain made access by fire crews slow and hazardous and also allowed the flames to swiftly burn up the steep hill above the rock pit. Initial news reports estimated the blaze to be roughly 30 acres in size although in reality the brisk east winds were quickly pushing the fire onward. As a longtime Clackamas County resident it quickly became clear that the fire was actually much larger than reports as Emergency band scanners were reporting flames over a mile away as the crow flies at a truck weighing station. The official reports soon followed and by noon Sunday the Pit 36 Fire had officially eclipses 1,000 acres engulfed. Fire crews had stated that as of Sunday the forest fire was “zero percent contained” and local campgrounds were closed and the Silver Fox RV Park was promptly evacuated. Residents of Estacada, Beavercreek, Eagle Creek awoke to thick clouds of smoke. Some residents of Estacada reported ash falling like snow.

Air Quality For Clackamas County, Oregon

Areas around Clackamas County, Oregon have been placed under an air quality advisory for “Fire Weather Warning” with air quality ranging from “moderate” to “unhealthy”. The National Weather Service has issued a red flag warning for the region with “areas of smoke” listed through Monday. Winds are expected to shift to southwest overnight which should offer some relief from smoke in the communities of Molalla, Sandy, Eagle Creek, George, and Oregon City. At times, smoke is predicted to reduce visibility to as little as a few miles depending on location. Areas closest to the Pit 36 fire are expected to see the biggest negative impact in air quality.

Clackamas County, Oregon 36 Pit Fire: Wildfire Resources

36 Pit Facebook Social Media Update Page
Estacada 36 Pit Fire Department Official Update Page
Interactive Fire Map
Clackamas County Police & Fire Dispatch
National Weather Service

Clackamas County Real Estate Update 09-08-2014

Real Estate in Clackamas County For 09/08/2014

Sandy, Oregon Real Estate Market Report

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Properties for sale in Sandy, Oregon have been selling at a faster rate than new properties have become available in all property pricing quartiles except for the very top pricing tier. Reflecting home affordability, the most robust home sales have been in the lower/third pricing quartile with a median price of $239,950 which average 1753 square feet, are only 7 years old and are situated on modest (4k-6k sq ft) neighborhood lots. In this popular pricing tier there have been 2 new listing while 6 properties have been sold which shows robust buyer demand. Similarly, the bottom price quartile has also seen very strong sales.

In sharp contrast, acreage properties for sale in Sandy, Oregon with a median price of $549,999 and 5-10 acre lots have been selling much slower. This clearly reflects the fact that these higher priced acreage properties, while in high demand, remain financially out of reach for many would-be buyers. Average days on market for Sandy, Oregon real estate listings is climbing while available inventory of homes for sale is dropping. While these are mildly positive market conditions it should be noted that late summer is often the peak of the real estate buying season. Whether these positive trends are enough to keep prices moving up over the fall and winter remain to be seen.

Boring, Oregon Residential Housing Update

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Median asking price for homes for sale in Boring, Oregon is at $419,450 for this week and residential listings currently have an average market time of 200 days. Asking price per square foot has been dropping whereas the median list price has been increasing sharply (which shows that larger homes in higher price brackets are being offered for sale). These high prices for the Boring, Oregon township within Clackamas County reflect the areas desirability. These recent trends may indicate that the market may be beginning to slow down a little however it may take weeks of slackening market action from well-qualified buyers before these trends affect asking prices of available real estate listings.

Top quartile real estate listings i Boring, Oregon have a median asking price of $769,975 and feature ~4,000 square foot homes on acreage lots in the 5-10 acre range (on average). The 8 homes for sale in this top price tier have been on the market for and average of 243 days, which reflects the fact that these homes are priced higher than many would-be buyers can afford. Upper-second price quartile listings in Boring, Oregon are priced at a median of $499,700 and feature an average of ~3,100 square foot home sitting on 1.0-2.5 acre lots. These upper-second quartile properties have been on the market an average of 186 days. Recent selling activity has been restricted to the lower two pricing quartiles at a median list price of $349,000 and $192,500 respectively. These lower two price quartiles feature average lot size of 2.5-5 acres for the lower/third and 1.0-2.5 acres for the bottom/fourth pricing quartile. If the market remains cool look for the possibility of settling prices in the coming weeks or months.

Eagle Creek, Oregon Homes On Acreage: Housing Update

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This week in Eagle Creek, Oregon real estate we’re witnessing average days on market increase at the same time as inventory of available homes for sale is also increasing. The question remains as to whether strong market action on the part of buyers will be enough to counteract increased market time and increased inventory. We may be witnessing the tail end of the traditionally strong summer buying season for residential real estate. As such, listed properties in the area may start to feel negative pricing pressure in coming months. Check back to our site to get the latest on Eagle Creek and other areas within rural Clackamas County, Oregon.

Top pricing quartile properties currently sit at a median asking price of $599,000 for an average 3,366 square foot home sitting on a 5-10 acre parcel. Upper/second pricing quartile properties are at a slightly lower median list price price of $465,000 and also feature acreage in the 5-10 range. the lower/third quartile properties have a median asking price of $314,900 and average square footage at a more modest ~1898 and are situated on acreage lots generally in the 1.0-2.5 acre range. The bottom/fourth pricing tier of available rmls listings sit at a median asking price of $185,000 and modest square footage of 1320 square feet and are also situated on 1.0-2.5 acreage lots.

Beavercreek, Oregon Homes For Sale: Housing Update

Acreage, horse properties, real estate, Beavercreek

Median asking price for the Beavercreek area (97004 zip code) within Clackamas County, Oregon has increased to $495,000. In something of a mixed signal, average days on market is increasing while property inventory is dropping amongst residential properties in this rural area. In this traditionally busy time for buying and selling of residential real estate it’s not too surprising that purchases are outpacing new listings at least for the time being. That said, new listings of homes on acreage and horse properties that may not find a qualified buyer for some time could result in prices settling down over the fall and winter seasons.

Market price quartiles for these residential listings range from the top quartile’s median list price of $849,000 featuring homes around 3,800 square foot homes situated on 20+ acreage lots that often include high end equestrian or farming features such as barns, crops and riding arenas. The upper-second pricing quartile comes in at $596,000 median asking price and still includes an average 20+ acres but gives up a little in home square footage at 3,120. The lower third price quartile has a median listing price of $419,450 with acreage coming in at 10-20 acres and a still-spacious average square footage of 2599 for the home. The bottom fourth pricing quartile comes out at a median of $280,000 with a modest 1620 average square foot home on lot sizes averages 0.25-0.50 acres. The real movers in this housing market are the bottom fourth pricing quartile which are selling in an exceptionally fast 40 days, whereas upper second price properties are selling at the glacial pace of 308 days on market.

Molalla, Oregon Housing Market Update

Molalla Oreogn Clackamas County Real Estate Update

Median list price for homes for sale in and around Molalla, Oregon in Clackamas County have bumped up to $268,800 with an average of 140 days on market. Although average days on market has been creeping up, in general the housing market for Molalla seems stable to mildly positive in this busy late-summer real estate season. Although it should be noted that buyer activity is not evenly spread across all pricing quartiles within the local real estate market and thus reflect the fact that most buyers hit an affordability cap especially when it comes to farms and equestrian/horse properties on acreage.

The top pricing quartile has seen the least buying activity which is reflected in its average of 248 days on market. The top price quartile comes in at a median listing price of $599,000 and features ~2,600 square foot homes on expansive acreage lots of 20+ acres and often include amenities such as farm-land, pastures, agriculture buildings and riding arenas. These premium equestrian features demand a higher price, which explains why these top quartile properties are the slowest to sell. Upper second quartile properties feature acreage lots averaging 2.5-5 acres and ~1648 square foot homes with a median RMLS asking price of $359,000. Upper second quartile properties are selling much faster at an average of 119 days on market. The lower third quartile features homes of ~1,500 square feet on neighborhood lots averaging 6,500-8,000 square feet and are selling in an average of 99 days. Similarly, the bottom fourth real estate quartile are selling in an average of 95 days on market on 4,500-6500 square foot neighborhood lots. House square footage for the bottom fourth quartile averages 1369.

Estacada, Oregon Clackamas County Housing Update

Estacada clackamas county oregon real estate update 09-08-2014

For this first week of September, 2014 properties in Estacada, Oregon have a median rmls listing price of $299,900 with an average of 192 days on market. Available inventory of Estacada homes for sale is dropping however this is balanced by the fact that days on market are on the rise. Unlike some other rural areas within Clackamas County, the number of homes being purchased meets or exceeds the number of new listings in every pricing quartile, with the strongest buyer action being witnessed in the lower third pricing quartile. keep a close watch on average days on market and also the ratio between new listings and purchases in each of the four price quartiles to keep a good pulse on the real estate market in Estacada, Oregon and Clackamas County.

The top pricing quartile for residential housing in Estacada has a median list price of $629,000 and features ~2,844 square foot homes on acreage lots averaging 20+ acres. It’s common for these top tier properties to feature farmland, pastures, equestrian riding arenas and other horse-property amenities. With the top tier’s premium features come a premium price, reflected in the average of 374 days on market for this price category. The upper second price tier in Estacada has a median asking price of $435,000 with 2300 square foot homes on acreage parcels ranging from 5-10 acres typify this price tier. Upper second quartile homes for sale are averaging a relatively brisk 166 days on market, reflective of their more affordable RMLS list price. Lower third quartile homes in Estacada are at a median price of $250,000 and feature ~1850 square feet and neighborhood lot sizes averaging 8,000-10,000 square feet. These lower third tier properties are selling well with an average 106 days on market. The bottom fourth price quartile for residential real estate in Estacada are bargain priced at $185,000 and feature homes around ~1,344 square footage on 8,000-10,000 square foot neighborhood lots. Main differences between bottom priced homes in Estacada and lower third priced homes is that the bottom priced homes average 40 years old whereas the lower third priced homes are only five years old on average.

July 21st, 2014 Clackamas County Real Estate Update

Sandy, OR 97055 Real Estate Update

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Sandy, Oregon homes on acreage for sale including horse properties are coming on the market much faster than such homes are being purchased. Across the board, residential properties in Sandy, OR are remaining on the market an average of about 150 days, which is looking to go down dramatically. The just over 120 properties in Sandy are averaging a list price of about $340,000. We are looking to see a slight rise in inventory, but with the days on the market still decreasing, sellers may take the advantage in terms of supply/demand balance over the buyers. The market is looking good, making it a good time to purchase property.

Housing Characteristics Per Quartile

Inventory of available real estate in the top and bottom pricing quartile are rising dramatically more than the middle two quartiles. Purchased homes in the middle two pricing categories seem roughly in line with purchases and include newer homes built on the cusp of the Great Recession. Builders who have been sitting on inventory of homes that failed to sell as the market dropped in 2008 are now able to sell off some of their assets in order to free up revenue for new ventures. Homes in the lowest pricing quartile seem the most imbalanced in that their were two properties purchased while there were 8 new listings which may mean that entry-level housing may see price reductions. Similarly, top tier properties saw 4 new listings while only one sold this week which again may indicate negative pricing pressure in that range. Not surprisingly, the fact that starter houses and the most expensive houses are the slowest selling categories may be an illustration of what is happening in the job market. Low average household income across America and low working class incomes in particular may be taking their toll on would-be buyers. Even though we have seen prices stay consistent at a high point, we could see pricing become a little competitive in the near future with the increase of inventory. If we see these trends continue, sellers will continue to have the advantage over buyers.

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Molalla, OR 97038 Real Estate Market

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During the third week in July, Molalla properties were sitting at an average list price of about $320,000. It should be noted that homes on acreage near Molalla, Oregon push that average price up considerably. These properties average about 150 days on the market. With the inventory of properties decreasing and demand rising, sellers see an advantage over buyers. With the current trends, the market is looking to be very positive and will continue to be in weeks to come. The spring thaw in terms of real estate prices in this area have pushed buyers off the fence, eager to buy now before prices increase further which is good news for sellers who may have been unable to sell previously due to depressed property values. As is usual for rural communities, homes on acreage including horse properties and agriculture are highly desirable in comparison to single family homes in neighborhood developments. However, the high cost of buying acreage combined with the limited incomes of would-be buyers may put pressure on sellers to compete in terms of price.

Characteristics Per Quartile: Acreage & Neighborhood Properties

Currently Molalla homes and properties are all sitting at their higher points in all quartiles. This has somewhat negatively influenced the top quartile homes, causing them to remain on the market quite a bit longer than other quartiles. Factors such as household income and the economy may be holding would-be buyers back on purchasing these high-end horse properties. These properties in the top pricing tiers are certainly sought-after, however additional factors such as financing may also be holding qualified buyers back as well. With these trends in mind, top quartile prices could see a significant decrease, which could influence the lower quartile homes as well. This is something to keep an eye on in the next couple months.
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Damascus, OR 97089 Housing Report

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As of July 14th, 2014 there are just over 50 properties listed for sale in Damascus. The average price for a home in this area sits at about $505,000. Damascus properties have been seeing an upward trend in prices over the past few weeks along with a decrease in properties listed, which has made an advantage for sellers that will remain for the foreseeable future. Newer housing developments within Damascus, Oregon often feature smaller lots whereas older construction often sits on oversize lots, junior acres or even sprawling acreage estates. The ‘close-in’ proximity of Damascus compared to other rural areas makes the area especially enticing for working professionals who need to commute to business districts in Clackamas, Happy Valley or Portland. For others, a home in one of the newer subdivisions provides a closer proximity to recreational outdoor activities on the Clackamas River or the nearby Mt Hood National Forest. With trends remaining pretty consistent, the market looks pretty positive.

Characteristics Per Quartile: Single Family Residences

Damascus homes are seeing prices at their absolute highest this week. Even with the high prices and high demand, buyers could see increased competition amongst sellers in the upper second and lower third pricing quartiles. This increased seller competition may be caused by the fact that more of these upper second and lower third pricing tier properties have come on the market than have been purchased. As is common in rural and suburban areas, the higher priced homes offer correspondingly larger lot size with top tier homes featuring 2.5-5.0 acre lots on average. The bottom/lowest quartile properties have seen the highest number of absorbed properties this week. The fact that much of the buying has occurred in the lowest pricing tier reflects the wider economy and stagnant household income. Keep an eye on whether buyers or sellers have the advantage (and in what pricing tier) to gain possible insight into if and when prices will take a shift downward.

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Boring, OR 97009 Rural Property Information

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Boring, OR properties are seeing an average price per square foot of about $170. There are only about 30 properties listed at this time. These properties are remaining on the market on average about 200 days. Boring, as well as other rural areas, is sitting at a sellers’ advantage at the moment, however slow sales could change that in the coming weeks. Buyers will likely see prices rise consistently and inversely proportional with the downward trend in supply.

Residential Property Characteristics Per Quartile

Quartile prices are heading to their peak in the next couple weeks, although sales remain slow. We could see and upward shift of days on the market as we see quartile prices reach their peaks followed by an increase in days on market. Predictably, price changes will most likely begin to trend downward if current trends translate into an increase of days on the market. With those changes, the market could easily flip to a buyers’ advantage over sellers. The Boring, Oregon real estate market remains in a state of flux so keep a close eye on supply versus demand in weeks to come to see what turn the market will take. Unlike some other markets in rural Clackamas county, Boring, Oregon has residential homes on acreage lots available in every price quartile meaning that qualified buyers have options for close-in country living in this area.

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May 14th, 2014 Clackamas County Real Estate Report

This Week: Real Estate In Sandy, Oregon 97055

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For the week beginning on May 5th, Sandy, OR is seeing residential real estate inventory of almost 160 properties drop steadily. Along with the decrease in properties for sale, the average days on the market is dropping, but more drastically. With these current trends, along with other factors, the market is considered by many to be at a buyers advantage, however, tightening supply may change shift the advantage to sellers as competition amongst buyers heats up. In summary, if properties on the market and days on the market continue to decrease, then we could see a flip to a sellers advantage.

Characteristics Per Quartile: Sandy, OR Housing Trends

Currently homes/properties in Sandy are being sold faster than they are coming onto the market. The upper-second quartile homes are selling notably faster than fresh MLS listings are coming onto the market to replace those sold. Top quartile homes are seeing the lowest days on the market despite being the most expensive. Acreage properties with features such as riding arenas, large work shops and barns typify these sought-after top tier properties. While nothing in life is certain, a continued lack of available homes for sale may begin to shift prices upward in Sandy, Oregon.

This Week: Residential Properties in Damascus, Oregon 97089

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During the first week of May, Damascus, OR has about 70 properties listed for sale on the MLS. The average days on the market for Damascus properties is almost 120 days and may be dropping as the summer market heats up. With the strong decrease in days on the market comes a large increase in inventory. The fact that inventory of homes for sale in Damascus, Oregon is up favors the buyer, although days on market decreasing shows welcome market activity that should encourage sellers as well.

Housing Data: Characteristics Per Quartile:

Unlike many other areas in Clackamas County, Damascus, OR has most of it’s activity (homes sold/homes coming on the market) in the upper quartile. Strong sales of these high end homes may reflect the stratified nature of recent gains in the economy. Even though more homes sold in the top quartile, the bottom quartile shows the least days on the market which indicates that buyers are still eager for affordable homes. Overall, conditions appear somewhat positive in terms of outlook.

Real Estate, Acreage & Homes in Molalla, OR 97038

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Molalla, OR is seeing a strong decline in the average days on the market, which is currently about 160 days. There are about 100 properties for sale in Molalla, but indicators show a possible increase of available homes up for sale. With this increase in inventory, seller could feel some pressure to lower their prices. With these trends, buyers have an advantage over sellers and that should be the trend for the foreseeable future.

Housing Market Characteristics Per Quartile:

Currently homes in the $200,000 to $300,000 range are seeing more activity than the other listings in this area. These are the homes in the middle two quartiles. The top and bottom quartiles are taking about twice as long to sell. This is a common trend for many areas around Clackamas County and indicates that homes on acreage, while valuable, may be out of reach financially for many buyers.

May 14th, 2014 Report on Homes For Sale in Estacada, Oregon 97023

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Homes/Properties in Estacada, OR are seeing an average list price of about $410,000. Inventory in this area are looking to have a major increase, therefore buyers will have a greater selection of homes to choose from. Average days on the market is taking a huge drop, so the time to buy is now! With the larger selection of homes and the demand of homes in Estacada, the market is at a buyers advantage.

Characteristics Per Quartile:

Even though more properties are popping up in the top two quartiles, more homes are being sold in the bottom two quartiles. The bottom quartile homes are flying off the market faster than new homes are coming up for sale. Affordable homes are selling reasonably quickly whereas larger, more expensive homes on acreage are taking longer to move. With these trends, sellers of acreage properties in Estacada, OR may be willing to negotiate with well-qualified buyers.

Boring, OR 97009 Housing Update

Boring, OR is sitting at just about 50 homes/properties for sale, but that will soon increase. All quartiles are sitting with just about the same number of properties for sale, which provides a decent selection in all price ranges. Currently the market strongly favors buyers. Sellers are feeling pressure to lower prices even though the average days on the market is going to see a strong downward trend.

Beavercreek, OR 97004 Real Estate Update

Overall, Beavercreek, OR properties are seeing higher list prices than other areas in Clackamas County. With the lower number of properties listed and number of properties being sold, buyers are looking to lose the advantage over sellers and could see an upward movement in pricing. Beavercreek homes for sale are sitting at an average price of about $410,000, but with current trends as they are, this could rise in the next few months to come.

Eagle Creek, OR 97022 Property Update

Eagle Creek, OR, out of all the areas in Clackamas County, sits with the lowest number of properties for sale. With just above 20 listings in the area, the average days on the market sits at just about 200 days. Inventory is looking to rise, but pricing looks to stay pretty stable. With the tight trends in Eagle Creek, buyers are looking to lose the advantage over sellers.

Best regards,
By Richard Lockwood
Real Estate Broker
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Disclaimer:
*This article is opinion and does not constitute any prediction of future profits/losses, investment advice or legal advice whatsoever. I am not an attorney, I am not a tax professional and I am not an accountant. I am a real estate broker licensed in the state of Oregon.

Molalla, OR Lots & Land Report 04/07/14

Molalla, Clackamas County, Oregon
Zip Code 97038
April 7th, 2014

Homes on Acreage in Molalla, OR

Residential properties on acreage in Molalla, OR represent the top pricing tier for this housing market. Average lot sizes exceed 20 acres while homes average 2485 square feet. These spacious equestrian homes on even more spacious lots fetch an average listing price of $552,500. Continue reading

Estacada Farms & Land Report 04/07/14

Estacada, Clackamas County Oregon
Zip code 97023
April 7th, 2014

Residential Properties: Rural Housing Update

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For the current week of 04/7/14 residential homes for sale in Estacada, OR have a median asking price of $245,400. Available inventory (defined as homes for sale on RMLS) is trending upward strongly while average days on market is trending down moderately. Asking price as well as price per square foot is remaining steady. All of these positive signs are tempered somewhat by the fact that market action from well-qualified buyers is trending down strongly as well. This strong increase in available homes combined with flagging interest amongst buyers may indicate softening in the market.

Continue reading

Molalla Oregon Housing Market 03-24-14

Residential real estate in Molalla, Oregon has a current median asking price of $218,725. Homes on acreage with Molalla addresses located outside the city limits fetch more in proportion to the acreage and improvements included with the property. Much like the rest of Clackamas County, homes on acreage remain in high demand and Molalla is no exception. Top tier properties for Molalla’s 97038 zip code feature lot sizes exceeding 20 acres and often include various outbuildings such as barns, equestrian arenas, stables, farm/agriculture buildings and other appurtenances that add value to the property. These homes on acreage and horse properties in Molalla have an average list price of $557,500 and are taking around 212 days on average to sell. But, it’s worth noting that this 212 days is lower than some other areas within Clackamas County for similar homes on acreage. The lower three pricing tiers for homes for sale in Molalla generally include homes within the city limits in suburban style neighborhood subdivisions and offer a number of pleasant housing options… Just don’t expect to waltz into a 20+ acre horse property with a nice home on it without paying a fair price for it.

Molalla Housing Market, Supply & Demand

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For this week more homes have been listed on the market than have sold which may indicate some increased competition amongst sellers which often takes the form of price reductions. The Market Action Index has been trending down while inventory of available residential properties for sale has been climbing. And, if this trend of increasing supply and weaker demand continues some Realtors fear that prices may settle a bit*. Now, before this causes any undue alarm it’s worth noting that small price settling and competition amongst sellers is often normal and healthy in a housing market and these small dampers on prices may well keep the housing market stable for the future and lower the chances of another costly bubble. All in all, it’s a great time to buy real estate if you need a great place to live. And conversely, if it’s time for a change of scene for your life and you need to sell you may just be pleasantly surprised with how much we can get you for your home.

As always, call us to learn more and to start your next chapter.

*This article is opinion and should not be taken as investment advice, nor does this article make any attempt to predict future real estate profits or losses and should be read for entertainment purposes only.

Housing data molalla clackamas real estate 03-24-14

By Richard Lockwood
Real Estate Broker
Licensed in the State of Oregon
Google

Sandy Oregon Housing Market 03-24-14

For the week of March, 24th 2014 residential single family homes for sale in Sandy, Oregon have a median asking price of $239,700, whereas the average list price is currently $272,766. The housing market is showing some mixed signals as prices drop and the average time it takes to sell a home also drops. Shorter sale times indicates healthy demand from well-qualified buyers and the dropping prices show that sellers are also motivated to make a deal happen. Some have described market conditions in Sandy, Oregon as a “buyer’s market” in that inventory of available listings is increasing while prices are dropping. Buyers looking to move out of the city and experience country living make homes on acreage, horse properties and view properties more highly sought after than homes in Sandy on city lots. The Market Action Index indicates that it will take a large shift in terms of supply and demand for prices to make any major changes. We’ll keep an eye on things as real estate heats up with the coming spring and summer weather.

Quartile Data, Sandy Oregon Real Estate For Sale

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Top tier homes for sale in Sandy, Oregon feature lot sizes averaging 1-2.5 acres and have an average price of $382,000. These top tier homes feature homes averaging 2,200 square feet, built about 20 years ago and are selling in about 175 days. Upper/second tier homes are on city lots and are fetching an average $249,950 and feature an average 1870 square feet and are on 4,500-6,500 square foot lots. These second tier homes are an average of seven years old and were built in the real estate run-up that culminated in the housing crash. Third tier homes are very similar to second tier homes but feature 1755 square feet on average and come in around $225,000 and are situated on very small lots of about 4,500 square feet. Fourth tier homes for sale in Sandy average a $189,000 asking price, 1,466 square feet and lot sizes around 4,500-6,500 square feet and were built about 13 years ago.

Homes On Acreage In Sandy, Oregon Clackamas County

What the above Quartile Data does not tell you is that there are many excellent horse properties and homes on acreage surrounding the town of Sandy proper. Recent subdivisions in the town skew the quartile data but don’t let that fool you; there are expansive properties with rolling acreage, farmland, pastures and equestrian amenities. These Sandy area homes on acreage are priced according to the size and condition of the home, the lot size and usability of the lot’s acreage and of course the location. Miles of rural properties surround the town and factors such as commute to Portland can also greatly influence price.

Whatever you’re looking for in Sandy, Oregon real estate, we’re here to help you find it.

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