Tag Archives: acreage

Clackamas County Real Estate Update 09-08-2014

Real Estate in Clackamas County For 09/08/2014

Sandy, Oregon Real Estate Market Report

real estate graphs for sandy oregon 09-08-14

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

acreage properties for sale in boring, oregon real estate

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

eagle creek clackamas county oregon 09-08-2014 update

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.

May 14th, 2014 Clackamas County Real Estate Report

This Week: Real Estate In Sandy, Oregon 97055

sandy-oregon-real-estate-may-14-2014-report
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

estacada-rural-property-4-9-14
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

Molalla Oregon Clackamas County Housing 03-24-14
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

real estate market sandy oregon 03-24-14
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.

sandy oregon clackamas county acreage 03-24-14

Beavercreek Oregon Housing Market 03-24-14

For the week of March 24th, 2014 residential single family homes for sale in Beavercreek, Oregon have an average list price of $410,450. Properties in this area are taking an average of 223 days on market to sell. Inventory of homes for sale is dropping as is the average time on market. Buyers interested in homes on acreage and horse properties are driving up the median list price as well as the average cost per square foot of homes in Beavercreek, Clackamas County Oregon. While increasing average prices may encourage sellers, another data point to consider is that the “Market Action Index” is dropping which may indicate flagging interest from well-qualified buyers. A lowering Market Index can at times predict a slowing or settling market. Taken together, these contrasting trends of lowering Market Index and increasing prices may cancel each other out and indicate something of a plateau*.

Beavercreek Homes On Acreage: Supply & Demand

03-24-14 beavercreek housing information

More homes are coming on the market in Beavercreek, Oregon than have sold in the previous week. A number of these listings are horse properties featuring acreage and equestrian amenities such as barns, stalls, pastures and arenas depending on price range. Also worth noting is that many properties can be further improved after the purchase so long as improvements etc are approved under county building codes and land use guidelines. While demand may be dropping for the short term it’s worth noting that Beavercreek is a small market so trends may be exaggerated by a small number of sales or new listings on the market and may not be trends that apply on the larger macro scale of Clackamas County homes on acreage as a whole.

Residential Real Estate In Beavercreek, Clackamas County Oregon

Quartile data gives interesting insights into the housing market for Beavercreek, Oregon. Top tier homes are at a median asking price of $787,000 and feature expansive 20+ acre lots and 3,000 square foot homes. Undoubtedly, upscale equestrian amenities will be found aplenty in many of these fine properties. Not surprisingly, these top tier homes have been on the market an average of 315 days which indicates that while many may want such properties, fewer may be comfortable paying the hefty price tag. Upper second tier properties also feature expansive acreage lots with an average of 20+ acres each and come in at a relatively affordable $450,000 median list price. These second tier homes average age is 41 years old while square footage is down to 2006. Third tier homes are similar in age to second tier whereas the acreage is down to 2.5-5 acres on average and the list price is at $397,000. The lowest price quartile for the area comes in at $250,000 with lot sizes down to 1-2.5 acres and square footage coming in around 1,800 square feet.

03-24-14 beavercreek real estate quartile data

*This should not be taken as a prediction or investment advice as no person (Realtors included) can truly predict the future with any certainty. None of the material herein constitutes a promise or assurance of any future financial gain or loss.

Boring Oregon Market Update 03-24-14

Single family homes listed for sale in Boring, Oregon are at a current median list price of $372,200 whereas the average list price is $399,327. The average time it takes to sell a residential property in Boring is remaining stable at at 188 days on market. Inventory of homes for sale is increasing, which may be a sign of more sellers willing to get their feet wet as prices increase and some of the housing crisis woes are put behind us. What remains to be seen is whether this combination of increased properties and acreage parcels available and the increasing prices can remain in lockstep. As the theory of supply & demand has it, this increased supply may satiate demand and either cause a price dip or at least slow the price increase. Time will tell, as historically low inventory has created something of a vacuum in the housing sector.

Factors When Considering Residential Acreage For Sale in Boring, Oregon

With asking price rising along with the number of homes on acreage for sale also rising one may question the sustainability of the market. However, another factor worth considering is the quality, size and type of properties being listed. For example, more higher end homes may be coming onto market in Boring and skewing the statistics or homes that are similar but have value adding features such as riding arenas, equestrian stables, farmland or pastures may increase the value of one home over another that may look very similar otherwise.

Boring, Oregon Rural Homes, Quartile Market Data

Homes in the top two price tiers feature average lot sizes of 2.5-5 acres with the top tier homes averaging 10 years old and upper/second tier homes coming in at 34 years old. Other differences between top tier and upper/second tier are average square feet, at 3374 and 2405 respectively. Top tier homes for sale in Boring, Oregon are lingering on the market for an average 344 days which may be explained by their lofty $606,000 price tags whereas upper/second tier homes are selling in 136 days with an average price of $414,150. Lower third tier homes come in at $349,475 average asking price and sit on 1-2.5 acre average lot size. These third tier homes average 43 years old and 1664 square feet. The most affordable homes fall into the fourth pricing tier at an average asking price of $196,950 and sit on parcels 1-2.5 acres in average size. All pricing tiers but the top tier spend an average of 136-138 days on market while top tier properties take more than twice the time to sell.

03-24-14 boring oregon housing date

Sandy, OR 97055 Housing Report 02-24-2014

As of Feb. 24th, homes and properties in Sandy, OR are seeing a median list price of about $240,000. The median list price per square foot is staying at a consistent rate of $140 per square foot. The average days on the market are about 180 days, but we are seeing a strong decrease in this trend. Given those trends, Sandy homes are at a buyer’s advantage. Continue reading

Boring, OR 97009 Rural Housing Report 02-24-2014

With just under 45 homes on the market as of February 24th, we are looking at a relatively consistent market in Boring, OR. We are seeing an average list price of just under $400,000, with the asking price per square foot at $170 per square foot. With the market being as such, buyers are still seeing an overall advantage over sellers. Continue reading