Oregon Real Estate.....thoughts from a Broker

Help for Borrowers....Home Loan Rescue?

2008-02-24T10:22:00.000-08:00

Help for some homeowners is on the horizon. Six of the United State’s largest mortgage companies have voluntarily agreed to work with the Treasury Dept. on Project Lifeline. It’s a broad reaching precept designed to give borrowers who are at least 90 days behind in payments a 30 day grace period in which the lenders will not foreclose on their homes. It costs the borrower nothing, all they have to do is notify their lender of the desire to work out a solution or otherwise reduce the monthly payment. Note that there may a lot of ways for a bank to reduce payments but that it might not necessarily be in the buyers best interests in the long term. I’m just saying. Lenders have a recent history of not making all the terms of their “products” easily understandable to consumers.

This attempt to negotiate with borrowers in trouble is not mandatory. I am slightly sceptical. I’m not saying borrowers shouldn't try to get this help. The program will be watched carefully by the Feds, or so they say, to make sure the program is working…whatever that means.

So……I'm of mixed emotions on this one. On the one hand why shouldn't borrowers who are already in the jaws of foreclosure get a chance to fight for their home? It's bad enough that so many have already gone down the toilet.....and that makes for a lot of bad credit reports. Remember these are the consumers the banks and credit card co's and store and car credit lenders depend on. Down in flames. No more new earnings from them for the lenders...these folks will be paying cash as they go, and the creditors will have to be satisfied with getting paid from old debts that linger after the borrower implodes. They won't always go away. But dwindling new business for banks is not something shareholders want to hear.

On the other hand will this move to negotiate between banks and borrowers just stretch out the misery? A certain percentage of these folks are buried in other kinds of credit they got sold on by Mad Ave. "why wait for what you want when we will give you 18 different credit cards, and wait for you to fall behind on payments so we can jack your rate up to 29% apr." These borrowers may get help with their home loan, but it probably won't be enough. You'll see creditors putting liens on those very homes. And filing other judgements against the people themselves. Really anyone who can sell and get out from under the increased payments and other debt, should do so and start over, even if that means taking a year to clean up credit and save. (Think about this: so many employers these days do not run drug or background checks....they run a credit check. The thinking there is that if a person cannot manage their finances, they will not dependable in the workplace. So all this bad business with bad credit will also eat into workers’ potential to find a better job, or replace a lost job. Insidious, huh?)

Some people will tell you that Project Lifeline is a bad idea and that it will only help a very few. Many would rather see the quick deep cut instead of waiting for the anesthetic to start working. They just want to see the market moving, even if it means at dropped values. But when I think this matter through I come to the conclusion there are a few more dominoes to consider. If all these ill-fated borrowers don't get a grace period to work out a plan, how many homes will flood the market all at once?

Project Lifeline will help some borrowers and thank God for that. But I foresee s good number going into default regardless of the reprieve...there they will be in a dingy apt. (if they can rent one with bad credit, ever think of that? Families on the street because of a credit score?). They’ll be going to work every day to pay debts that will linger for years. Since the bankruptcy laws have changed.....there will not be much debt relief unless you are also unfortunate or lucky enough to have huge medical debt. Considering that during the early 2000’s “Home ownership for all Americans” was the hue and cry out of DC, mentioned in so many speeches everyone believed it could be real, it is really shameful how so many have been brought to their knees financially.

And this problem is really every American's problem. With a credit crunch and the rising cost of living, a great many people have little or no disposable income. If your job depends on (ultimately) selling a service or product in any way shape or form, your job, and by default, your home could be at risk, too. So all of us should do all we can to encourage our elected officials to make moves to legislate relief and reform, and assist those trying to renegotiate their mortgage AND credit card debt.

Oregon Real Estate Report Dec. 2007

2007-12-10T10:50:00.000-08:00

It’s been a changing year for real estate in the Portland metro area. We’ve moved away from wildly speculative asking prices, and appreciation has held a healthy pace of 6.7% (from Oct 31, 2006 to Oct. 31, 2007). Add that to the double digit appreciation of the previous few years, and you can see your home is still a wise investment. AND you have equity that is still growing.

The Portland area outshines the nation in real estate values and sales. Due to national stories on the nightly news about other cities, many Portland viewers believe our local market is in bad condition. But that is simply not true. There is great financing available, hovering between 5.5% and 6.1% in the first week of Dec. 2007, for a 30 yr fixed or VA. Call or email me any time….I get daily mortgage rates emailed to me, and I will gladly pass them on to you. Asking prices are competitive, so there are some good buys and room to negotiate on your next home. If you’ve owned your home for a few years, you have plenty of equity, and it’s still growing.

The latest news from Washington DC, is that there will be legislation soon that will freeze those ARM loan teaser interest rates for several years….how long, is being discussed, but they are saying 5-7 years. This will give borrowers with ARMs about to have a higher interest rate go into effect, a chance to build equity and improve credit, refinance or sell and move up.

If you have a need for more space, to downsize, or move closer to work this is as good a time as any. Real estate has always, through history, been a great investment, and with low interest rates, plenty of equity and asking prices in line with true market value, there is no reason to wait for what you really want in a home. In fact it is an ideal time to make a move.

If you have any questions about real estate, current market values, if you’d like to see if there are any “really good deals” for the sort of home you’d like to move up to, contact me and I’ll help you make your real estate work for your future.

Mary A. Tinkler – Real Estate Broker
Shattuck & Co. Real Estate, Inc.
P.O. Box 2261 Gresham, OR 97030
Direct: 503-663-6502 – Office: 503-663-2336
Email: tinklerm@msn.com
http://marytinkler.point2agent.com
http:////marytinkler.blogspot.com

Merry Christmas & Happy New Year

Damascus, Oregon... City's very own Measure 37?

2007-11-18T11:28:00.000-08:00

It looks like some of the citizens of the new City of Damascus, Oregon are making moves to create their own Measure 37 for the area....which must be new zoning no later than Novemeber 2008.

I thought you would be interested in the news from Damascus....Citizen Initiative 06-03 will be on the March '08 ballot. In short it is a local version of Measure 37...which would apply to the Damascus /Boring concept Plan area, and require that the city compensate land owners for lost value due to the city's actions or new zoning. It would be retroactive to Jan. 1 2006.

There are a couple of other measures mentioned here. One would give voters the right to control tax hikes, and another would ban the city from condemning private land and reselling it to another private party without first offering it to the original owner.

I think we can expect much discussion on these proposed intitiatives.For questions or assistance with your real estate needs please call me at 503-663-6502.

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
http://marytinker.point2agent.com

Mary A. Tinkler - Real Estate Broker, Shattuck & Co. Real Estate Inc. 503-663-6502

2007-09-07T14:13:00.000-07:00

Portland Oregon Housing Prices

2007-09-07T14:04:00.000-07:00

So what about Portland Oregon’s housing market these days? Well the lenders have tightened up their guidelines….none of those zero down loans and poor credit risk borrowers. But for those with decent credit and especially those who’ve owned their home long enough to gain some established (not speculative) equity, these people are looking good.

Asking prices are going down a bit….no more of those sky’s-the-limit speculations on pricing. Wages somewhat set the limits for what the average homebuyer can afford. But compared to other parts of the country, we are looking good in Portland...as recent statistics reported in the national news. Values are still pretty darn good if you’ve been in your house a while…..just think about the equity gained in the past 5 years….would you have imagined that gain 5 years ago?

And the good news is there are some bargains to be had in move-up housing. Many of those country homes are really coming down in price. There will always be some sellers who must sell, job transfers, people downsizing either the house or their debt load. So if you’d really like a bigger (or smaller) home…or a new area….NOW is a great time to make the move.

I’m telling buyers to not hesitate to offer less than asking prices on properties that have been lingering on the market….properties that a Comparative Market Analysis indicate are overpriced for the current market.

AND there are some great investment/starter/rental homes available for well under $200,000….you couldn’t find a home under $200K two years ago.

SUBDIVISION LAND PRICES..... WHY VALUE VARIES

2006-10-22T10:03:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon
tinklerm@msn.com

What does sub-dividable land sell for? It’s a question I hear so often I sat down again and looked back in our RMLS data base to search for parcels which are already zoned for some sort of medium to high density residential zoning, which have sold in the past 18 months.

Because of the Urban Growth Boundary, there has not been much subdivision land available. There is a very broad range of already-zoned, sold land prices…..from $223,000 per acre to $465,000 per acre. There are variables that play into valuing land that may be developed. How close is it to existing water and sewer services? Those parcels closest to existing services will sell and be developed first. Others may have to wait for new services to be brought in. What is the topography…will it be difficult to access and grade? How dense is the zoning, what sort of development fees and permits will be required? How much road improvement will be required? What is the demand for the type of dwelling units zoning calls for? Is the parcel in an area perceived to be desirable for schools, shopping, commute time? Are there environmental considerations that will affect the feasibility of a developer’s plan? Insurance coverage for development projects, and all parties involved is also a major expense that must be factored into a business plan.

Keeping track of what has sold, and for how much, is something I do daily, and it was time for a monthly overview, but this time I dug a little deeper and saw evidence of a trend that I found disturbing. Some sellers seem to have sold considerably lower than other comparable properties! Real estate brokers are required by law to keep a written record of the sold and comparable properties they studied in order to recommend a logical and salable asking price for the property of any seller they contract with, or attempt to contract with. We have a fiduciary duty to give our clients, sellers or buyers, the highest standard of care, which includes advising them on a fair listing price. The laws of agency, whereby we legally advocate a client’s best interest, are quite clear. Sellers should always ask their real estate representative to provide written data on similar sold properties.

In Damascus, there are already sellers and buyers speculating on future development. I believe more parcels would have sold within the UGB, were it not for the fact that banks will not lend on land priced with future zoning in mind, no matter how far along the rezoning process is. If new zoning adheres somewhat to the Concept Plan designed by Clackamas County, there are some bargains to be had on land in the UGB right now……parcels that will gain value once the zoning is in place. But, as a rule, even the biggest developer/builders do not use their own money to purchase, and they cannot get bank funding for speculative projects. As soon as the City of Damascus puts some sort of new zoning in place, the banks will show up with money to lend.

And keep in mind, a smaller acre property may not be very desirable as subdivision land unless the developer can acquire the surrounding parcels….enough land to make his or her expenses and fees for development cost effective. Especially if the developer will have to pick up the costs for bringing services to the property, possibly road improvement as well. The developer needs to build enough housing to absorb the cost of infrastructure.

Not all properties will gain value with rezoning. Damascus has a fair share of well-sited and lovely up-scale homes on under 5 acre parcels that due to location and desirability as “gentleman farms”…..are worth as much or more now, as they will be when the new zoning first takes effect. I recently compiled a Comparable Market Analysis for a 2.2 acre parcel with an immaculate and appealing 4 bedroom home and a large shop….all nicely sited. This home is so desirable it has about the same value as a same sized parcel of bare land which is already zoned for development. In my estimation it would be a shame to destroy the existing home and amenities; there will always be a demand for close-in homes with a bit of land.

So if you are planning to market your Damascus land when rezoning take place, do make sure that your real estate broker shows you comparable sales, explains variables and adjustments and gives you information to back up any price he or she recommends for listing your property. You won’t get a sale if you price higher than comparable parcels, BUT you definitely do not want to price too low!

Mary A. Tinkler - Real Estate Broker
Gresham, Oregon
tinklerm@msn.com

Smart Growth.....how other cities do it!

2006-09-21T17:59:00.000-07:00

We are not alone!

Much of the country is suffering from ‘growing pains’. There are cities across the nation that have met the challenge, and found the answers.
Have you checked out the http://www.smartgrowthamerica.org/ website?

In the past few years we’ve had studies and panels and commissions that have researched what, where, and how to develop the land inside the various Urban Growth Boundaries. We have spent a small fortune trying to figure out how to get started, as the clock ticks on. Meeting all the goals and targets set forth by the various entities involved begins to seem like an insurmountable task. How can we mesh residential, economic, transportation and ecological objectives so that the fine quality of environmentally friendly life we aspire to can be achieved? It can and has been done!

The fact is that communities all over the country…all over the world, are wrestling with the same challenges we face in attempting to build and develop in an entirely new way.
The result is that some cities have already addressed the issues we now face, made their starts, learned a few things along the way, and become part of a blossoming organization called Smart Growth America. Their conglomerate bundle of affiliated groups, and a few government agencies, form the Smart Growth Network (SGN), and Smart Growth America’s website is filled with ideas, case studies, resources, and information on design competitions, and grant programs.

There are numerous competitions, grants, and awards programs available for all aspects of achieving sustainable, balanced, and environmentally kind growth and development…. out there for the taking…and the knowledge. Can’t our UGB planners jump on this bandwagon?

I recommend you read through their list of Smart Growth Principals, and Issues. You’ll find they sound exactly like what citizens of our UGB’s are worried about. SmartGrowth.org keeps track of projects, programs and methods…. and assists in propelling the multi-layered concepts of sustainable, non-destructive development practices.

Santa Fe, NM held a Design Idea Competition, awarding $8,000 in prizes (plus the esteem and recognition!) for winning entries who sumitted innovative earth friendly ideas for urban renewal and expansion. Santa Fe intends to use some of these fresh insights from the competition results. (Seems like an inexpensive way to go, when compared with the cost of some of the prolonged studies, and salaries we’ve paid for in the past few years, doesn’t it?) If Metro really wants a “New Look”, maybe they should try something like this!

The American Institute of Architects has given numerous awards for outstanding green building developments to a number of completed projects & their designers, and are deeply vested in the future of green building & development.

I really like this one: “Aging in Place”…..a deep re-thinking of how to cope with, and give consideration to the rich resource of our aging population…Boomers if you will. The goal is to preserve quality of life and find cost effective ways to meet the needs of seniors, so that they may stay in their communities as they age…retaining the social, civic, and economic contributions of older adults. Imagine knowing that you will be able remain in your community as a contributing and respected member, residing in a fully legal accessory dwelling or apartment on a family member’s property, or affordable specially designed semi-assisted living units, where you can choose the level of support and independence you desire!

Santa Cruz, CA has made steps to allow accessory dwellings on land owners’ properties….and not just for seniors, but for service workers, police, civil workers and teachers who have been priced out of the housing market in recent years. Though some residents in our area would like the new UGB’s to be as elite as Santa Cruz became, you can see, in the long run, the whole community suffers. Balance and diversity is a must. Bend is a prime example of how escalating values can price service and support workers out of the area, forcing vital skilled employees to relocate when they can’t afford to live in the town they work in.

And the EPA is seeking those with “green building knowledge” to help set up model courses of study for communities, colleges and universities. The aim is to fast-track the incorporation of accredited classes dealing with green practices and smart growth…a hands-on, applied college course of study, with a forward looking view on how we can be responsible stewards of the earth.

For an impressive collection of ideas and resources regarding urban growth go to www.smartgrowthamerica.org , and while you are there download their free booklet called “This is Smart Growth”.

“The Smart Growth Network (SGN) and the International City/County Management Association (ICMA) are pleased to announce the availability of This Is Smart Growth. This new publication illustrates how communities can turn their visions, values, and aspirations into reality, using smart growth techniques to improve the quality of development. Thirty-two national organizations, representing the diverse interests of the SGN, have approved This Is Smart Growth.” Direct link to booklet: http://www.smartgrowthonlineaudio.org/pdf/TISG_2006_8-5x14.pdf

This just might help put your mind at ease about how future development in our area will go forward. It still seems however, that for us the hardest part is getting started.

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon 503-663-6502
www,marytinkler.com

THE REAL ESTATE FEVER HAS BROKEN...GOOD HEALTH TO ALL!

2006-08-17T16:23:00.000-07:00

A slower housing market is a healthier housing market!

For a long stretch of time from 2004 till about 3 or 4 months ago, real estate professionals watched the price of homes for sale rise at an unprecedented rate, fully knowing the market would eventually reach a saturation point. Now the media would like us to believe we’re in a slump......but really all we're doing is getting back to normal.

So why is it a healthier market? Because from this point forward buyers are at less risk of purchasing a home with a questionable loan program that could stress their budgets, and put them in a position of having to sell before they can take reap the rewards of home-ownership. Because rates are still under 7%, and will likely drop a little before the year is out. Because if a seller has lived in a house for as little as two or three years he or she can still sell at a healthy profit, and have a range of choices to consider when purchasing the next home at an un-inflated price, without being forced into a competitive frenzy, and with the power to negotiate with the seller for terms that are reasonable to both parties. And rates are still under 7%! Appreciation has slowed…not stopped….real estate has always been and will always be a safe and rewarding investment, no gambling required! I know there are a lot of people who chose NOT to sell their home during the bull market because they knew it would sell quickly, and they feared not being able to find reasonably priced replacement homes. "But what if I can't find another nice house I can afford?" Now you can.

So if you have a reason you’d like to move, whether it’s just that the big old place is too much work, or you and your family are bursting out of the walls, or you need to be closer to work….this IS a VERY good time to make your move. Go with your needs……don’t go without what you can have to live comfortably in a home. Whatever you buy will be a sound investment that will provide you comfort now, and profit later. With little or no risk. Really….life’s too short.

SO WHAT HAPPENED TO THE HOT HOT MARKET?

The housing market is by and large a trickle-up market. When those first time home-buyers cannot get into a decent house…. and most of them would rather rent than settle for a shack….it effects the housing market all the way up the ladder. Sellers cannot sell and move up to that next home unless they are willing to take a little less for their home….and often give the buyer some sort of incentive. This is a NORMAL market situation.

Sure money was ‘cheapER’ for a while……if you had a pulse and an income (which sometimes didn’t even have to be fully verified), you could get a home loan, at a low rate. The pressure and competition for the lower end ‘starter homes’ drove prices to a point that even with a ready and waiting loan, buyers simply couldn’t find a suitable house in their price range. Asking prices went up and up. Their offers were just one of many on the seller’s table. Many opted for an adjustable rate mortgage (ARM), or an interest only loan, just to get into a house. More on that later.

When housing prices escalate to a point that two persons working livable wage jobs can barely qualify for a starter home, or a ‘growing pains’ second home, even bringing good equity from their first home to the table….the market then slows quickly. When an investor in fixer uppers cannot rent his or her property for enough to cover the mortgage & taxes and upkeep, or resell it and cover the renovation expenses, that takes another group of buyers out of the mix. After all, a renter with the required good credit a landlord expects, could usually qualify to buy rather than rent.

The rising cost of fuel hasn’t just effected our cost of traveling, it's effected the price of everything we consume, due to the cost of shipping. This impacts a home buyer’s budget, and location of homes becomes a bigger priority. Buyers can no longer “drive till they qualify”. They must be within an affordable commute distance to their jobs. I have several buyers who won't buy until we find something within a short distance to mass transit.....it's been never since I've met people who insist on riding the bus to work!

Add to those income drains, the fact that several months ago lenders across the board stiffened the previously rather loose requirements for loan qualification, and raised interest rates. This is an inevitable reaction to the growing number of homeowners going into loan default, many of whom have suddenly hit the wall of the scheduled rate hike in their ARM, or interest only loans. Some have overextended their other credit lines, have not seen their income rise, and do not qualify for a refinance loan due to their debt load. It saddens me to see that so many new homeowners sign on for too many of the solicitations of credit that come as soon as one moves into a new home.....instead of waiting till they can afford new furniture, etc. One late payment (and the immediate jump in interest rate) can ultimately raise their debt load enough to put their home at risk!

IF YOU HAVE AN A.R.M. ABOUT TO INCREASE IN INTEREST RATE, OR AN INTEREST ONLY LOAN THAT IS ABOUT TO JUMP INTO A HIGH PAYMENT CATEGORY YOU MAY HAVE TROUBLE MEETING…..DO LOOK INTO SELLING OR REFINANCING BEFORE YOU GET INTO ARREARS! If you have overextended your credit and cannot qualify to refinance…..think about selling. Get out and move on. Better to walk away with some profit than to gradually fall behind and risk going into default and losing your home. The last thing you want is a foreclosure on your credit history! It can mean the difference between buying another home in the short time it takes to clean up your credit.......or waiting years.

So the end result is a slower market. If you are a buyer that means you will have more homes to choose from in your price range. If you are a seller, it means you can expect to see a good profit (if you've been in the house more than 2 years). You might have to wait a little longer to sell. Most people were not prepared to sell their home in 3 days, anyway...that puts too much pressure on finding replacement property. You may need to negotiate a bit with your buyer, or do some lender required repairs. BUT that also holds true when you become the buyer for your next home…..more choices….better terms. Les stress.

How can you lose? People will always be striving to own their own home, rather than rent. Real estate will always be a sound investment. This is definitely a healthier housing market! So happy hunting.

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc
Gresham, Oregon
www.marytinkler.com

Putting a price on Nature....

2006-07-20T15:39:00.000-07:00

Mary A. Tinkler – Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon
503-663-6502
http://www.marytinkler.com/

Vote in November......Metro Bond Measure to Fund Natural Areas

Since the unveiling of the various Urban Growth Boundary concept plans, it has been clear that in the future more thought and concern will be given to preserving ecologically tender areas than ever before. Frankly, I think it is a crucial and overdue endeavor. I thought we already had codes in place to prohibit destroying environmentally fragile sites. But I must be wrong on that.

A few months ago I visited an open house for newly constructed homes in east Gresham. I was appalled when I walked out onto the postage stamp deck of a $350,000 home, and looked down to see the property markers for the tiny lot were right on the bank of Kelly Creek. The creek was the back yard! It was Hershey brown, barely flowing, even after rain, and the banks were gooey mud…all plant life and watershed scraped away. They’d built a small gravel road between houses wide enough to accommodate a service vehicle, leading down to a single manhole cover that sat right next to the creek. A couple of snaggy dead branches had been thrown across the sad trickle…. probably in the name of habitat, though what self-respecting critters could reside there is beyond me.

I had to ask myself…”How did they get away with this? Who at planning and zoning approved this travesty?” One is compelled to wonder about local “deciders”…..no? Somebody spent a lot of money on the demolition of a small draw and creek that used to be a serene haven for wildlife.

I have also witnessed the site prep on new subdivisions that entails scraping off all the top soil and hauling it away to parts unknown. Can this possibly be sound land management?

Few would disagree that an eye to the environment is prudent. We must not let these destructive practices go on, but there is hope that we will be able to preserve existing sites, and reclaim other natural areas that have been damaged or ignored in the past.

In November voters will decide on Metro’s $227.4 million bond Measure; to raise funds to protect natural areas, creeks, rivers and streams, at the regional, local, and neighborhood levels. With the bulk of these funds Metro plans to continue work begun with the $136 million raised for this purpose in 1995. They propose acquiring 3,500 to 4,500 acres of targeted environmentally sensitive land. Many of these targets are in Damascus/Boring, Springwater, and Pleasant Valley UGB's, as well as in Gresham, Troutdale, Fairview, Sandy, and Happy Valley. The purchase of land will be on a “willing seller” basis…no one will be forced to sell, but there probably will be restrictions on land use in these identified areas. (And I hope no one finds ways to get around them the way they obviously have in Gresham!) The bond will levy 19 cents per $1000 of value, on property owners within Metro's boundaries. A portion of the funds would be distributed to local cities, counties and park districts. And $15 million will be used to advance the new “Nature in Neighborhoods” capital grants program, where non-profits, local governments and community-based orgs could apply for funds for compatible projects. If you know of a local/neighborhood site that would benefit from an environmentally-correct spruce up, start thinking now about how you might use this inviting grant program to improve land use and quality of life in your area! It seems like a great opportunity to accomplish what local city and county governments have not been able to budget for.

If passed this bond measure may have a profound effect on the various UGB’s and the preservation of wildlife corridors and conservation areas that are so vital to their goals. But it begs the questions: Will land owners within the UGB’s who are willing to sell be allowed to split off just the area to be preserved? There will likely be few property owners willing to sell an entire parcel, for the sake of a small area of stream bed. Won’t zoning codes accommodating that new sort of land partition need to be addressed by counties and cities sooner, rather than later? How will we go about determining fair market value on a segment of habitat that can never be developed?

Here is a link to Metro’s website that outlines the Bond Measure, lists the 119 targeted areas, and provides maps showing where the areas are. Feel free to contact me with any questions you have about real estate, or market trends. And your feedback is welcome on this web-log!

http://www.metro-region.org/article.cfm?articleid=16894

State-level Major Land Use Changes in Store?

2006-06-03T16:18:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, OR 97030
www.marytinkler.com

THIS COULD CHANGE EVERYTHING!

There is a task force in Salem currently studying what land changes are needed to accommodate both farm lands and Urban Growth Boundaries. The information below could very well change how Damascus/Boring, Springwater, and Pleasant Valley concept plans are drawn up.

The following is an excerpt from the Oregon Association of Realtor's on-line magazine. Click on the link at the bottom for an insight as to what MAJOR land use changes could be slated for the state of Oregon, including current UGB's.

Oregon Land Use Planning Task Force

The Oregon Association of REALTORS was one of four select groups invited to sit on a panel presenting testimony to the Oregon Task Force on Land Use Planning at its May 24 meeting. The other groups on the panel were the Oregon Homebuilders Association, Oregonians in Action and the 1,000 Friends of Oregon. The Task Force requested that these groups advise it on the major land use issues that need to be addressed. Over the next three years, the Task Force will be recommending major changes to Oregon's land use system. There is a significant likelihood that many of these recommendations will become law. To download the Association's testimony, click on the following link: http://12.108.1.149/.docs/pg/400/rid/10307/f/LandUse_5-24-06.pdf.

www.marytinkler.com

Measure 37...Changes in Claims Process

2006-05-19T09:38:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon
www.marytinkler.com

The following is information from the Clackamas Co. Board of Commissioners regarding changes in Measure 37 claims process.

May 18, 2006

Board of County Commissioners
Clackamas County

Members of the Board:

UPDATE ON MEASURE 37 CLAIM REVIEWS AND ADOPTION OF A CHANGE IN THE CLAIMS PROCESS

Update on Measure 37 Claims

Clackamas County received its first Measure 37 claim on December 2, 2004. Measure 37 requires a decision within 180 days of receipt of a claim. As of May 4, 2006, Clackamas County has received 383 Measure 37 claims. The Board of County Commissioners has held 22 public hearings, to review claims. A final decision has been made for 188 claims.

The County was precluded from accepting or processing claims while the McPherson case was being considered. Since the Supreme Court decided McPherson, the Board reviewed claims on March 29, April 12, April 26 and May 10. As many as 37 claims were reviewed (April 26); the fewest reviewed were 30 (March 29).

In most cases, there are state laws that also restrict use of property. Claimants therefore must have claims reviewed by the state, as well as the County. Review of specific development proposals occurs after decisions have been made on both state and local claims. Development proposals follow the normal County land use process. Eleven land use applications based on Measure 37 claims have been filed, as of May 4, 2006.

Almost all claims have asked to create additional lots and develop single family dwellings on these lots. Very few claims involve property within the Urban Growth Boundary. The majority of claims involve property zoned Exclusive Farm Use.

Measure 37 did not establish a process for review of claims. Clackamas County chose to provide extensive opportunity for public review and participation. Notice of all claims is provided to Community Planning Organizations (“CPOs”) and property owners within 500 ft. of the subject property. Notice also is given to affected cities. A roster of claims is available on the County’s web site. Agendas also are provided to newspapers for publication. The opportunity for a public hearing is provided for each claim.

Few of the claims receive written comments from neighbors, cities or CPOs. Testimony at public hearings has been limited, and most frequently has been provided only by claimants. A Measure 37 claim is very different from the typical land use application. Community concerns regarding impacts from development generally are not relevant to resolution of a claim. Ownership history is usually the most critical issue for determining a claim’s validity. The questions for a Measure 37 claim often include very technical, legal considerations. This may explain the lack of public participation in the claim process.

Amendment to the Claims Process

The County is proposing a minor change in the way claims are processed. The change would require a formal, public hearing only in those cases where someone asks for a hearing. The request for a hearing can be made in writing or by appearing at the public meeting held by the Board to consider specific claims. If a public hearing is not requested, the Board may adopt the staff report as its decision as part of the consent agenda for the public meeting. If a public hearing is requested on a specific claim, a public hearing will be scheduled at a subsequent date.

The extensive public notification process previously discussed will continue. This change is being suggested in an attempt to process claims more efficiently, without limiting the opportunity for comments by claimants or interested parties.

RECOMMENDATION

1. Continue the current notification process for all claims; and
2. Amend the process to allow the Board of Commissioners to adopt decisions by consent at a public meeting, unless a public hearing has been requested.

Your favorable consideration is requested.

Sincerely,

Doug McClain
Planning Director

Your comments welcome n this web-log!
Scroll down or click on articles to the right for other local issues....we want your opinions!

Mary A. Tinkler - Real Estate Broker
www.marytinkler.com

Damascus discussion....your opinions wanted!

2006-05-14T14:57:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon
www.marytinkler.com

This is an open forum....your feedback, questions, opinions and ideas are wanted! Have a look at some previous posts in the right column.

We read and see so much in the media about real estate trends and values. What about urban growth concept plans? I can tell you from the point of a working real estate broker, not everything they say is on target. Since I am one of the workers on the "front lines" I see and feel changes in the market way before they get reported on. I can often gage the influence the main line media has on real estate 'consumers', just from some of the questions they ask, or comments they make. In this blog I will talk about some of these changes, and other subjects of interest to those who consider their real estate holdings and investments....their homes!....to be of critical importance.

There is a LOT of media reporting on development of the Urban Growth Boundary in our part of Oregon. But you don't see much detailed public opinion about it....a letter to the editor here....a sound bite there. I'd like to hear more about what individual persons think about how our community is coping with growth, and current affairs in general.

It seems we could really use this limitless public venue.....a BLOG for community issues, where anyone can voice their opinions and concerns, and throw out a few new ideas. Short of publishing character assassinations, obscenities, or private information about non-public citizens.....I will post your comments and opinions. Even if they do not agree with mine. I will not post comments that contain information that can be documented as erroneous or untrue. I will not allow perpetration of scare tactics. I will screen for any fair housing or other discrimination statute violations.....you cannot break the law here.

It is my hope that you will use this BLOG for communication of thoughts, ideas and community events for worthy causes. Having a fund raiser? Need help or information? Post it here! Consider this blog another bulletin board for your free use.

After 14 years in this business I have success stories, funny stories, heart-warming stories, and a (thankfully) few horror stories and mysteries. Some of these I will be able to share with you....... others I can't even change the names to protect the not-so-innocent. Working with so many different kinds of clients from the 18 year old who was buying her first home with her own cash, to the empty-nesters who down-sized from a Mc-mansion (the media's term, not mine) to a 1,200 square foot condo, I have learned there is a fine line between emotion and business when buying or selling your home. Family fidelity, and family feud can be a short heartbeat apart.

As I progress with this blog I intend to bring a lot of information about things having to do with real estate laws, ethics, trends and traps. But whenever possible I will also tell you the more personal side of helping people with their most valuable assets. I will occasionally rant about a pet cause or a favorite charity or non-profit, or some sort of collective pet peeve of injustice that is effecting Americans and Oregonians. Stay tuned.....and join in.

Mary A. Tinkler - Real Estate Broker
www.marytinkler.com

New Damascus...an Urban Growth Legend?

2006-05-10T12:00:00.000-07:00

Mary Tinkler - Real State Broker

Shattuck & Co. Real Estate Inc.

Gresham, Oregon

www.marytinkler.com

This is an open forum..... your feedback, opinions, and ideas are wanted!

Expansion and development of Damascus and Boring. For years we've known it was coming. We were told years of study and planning were needed. Years were taken. Now we have proposed plans to theoretically take us through the paces of urban growth for the next 20 years or more.

Whether you like it or not there will be development, and a lot of new housing areas in the Damascus /Boring area. If the new City of Damascus does not accept and adopt a plan in a timely manner, METRO and Clackamas County will take steps to ensure new zoning will be implemented. The lack of buildable land all across our region continues to drive up the price of all housing. We all want our own children to be able to be homeowners one day. So we're going to need more new homes.

What has amazed me most is the number of residents in the Damascus/Boring area that really have very little knowledge of what sort of zoning has been proposed for their specific property location. In October some 800 people showed up for the official unveiling of the Damascus Boring Concept Plan with all the "hybrid" maps, and the cattle-drive shuffling of groups of persons from room to room.....with little time for comment or discussion.

More recently a group of anti-growth organizers rented space at East Hill Church in Gresham, and some 300 persons showed up. The April Observer reported that not all the information the speakers dispensed was completely true, and ran a story clarifying several important points. News reports said there was not time for much comment or discussion at this event either, and all discussion ended when the Gresham Police were summoned.

So, even assuming (most likely erroneously) none of the persons at these two meetings were at both....that's 1,100 folks with strong opinions on the issue of urban growth........what about the rest of the stated 12,000 people that live in the effected area?

I'd like to hear from you. Your opinions are wanted! Do you have all the information you want or need regarding what will happen to your property? Are you happy or upset with the progress made so far? How do you think the planned growth will effect you & your family....good or bad? Do you think the desirability and value of your property increase or decrease when new zoning takes effect? I have some clients who feel they are in limbo.......unable to plan ahead, or make any sort of move while this long re-zoning project lumbers on and on in the planning stage. Do you feel that way?

Blog me; email me....I'd like to hear your thoughts.

This house is just too much work!

2006-05-02T17:32:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate Inc.
Gresham, Oregon
www.marytinkler.com

This is an open forum....your feedback, opinions, and ideas are wanted!

I’m what they call a Boomer. That means is that I have reached an age where, though I might grouse about some of the aspects of growing older (you notice I did not say “old”), I savor the glimpses of understanding that experience has brought me. I can appreciate some of the unanticipated nuances that come with the territory. Like the weird and unexpected way I become invisible to store clerks (sorry, I mean sales assistants) as their young eyes scan past me to the distance for customers who might want their hovering help. (I'm finally used to being called Ma'am.) Or the fact that I can simply accept that there are certain things I will no longer feel lazy or guilty about not doing. Like climbing ladders, carrying really heavy boxes, or changing tires. Or camping…...these days it just isn’t camping unless it has room service. I never did understand the grueling days of prep and outlay of dollars, to carry half of what we owned out into the woods to enjoy nature, along with everyone else from town who had the same idea.

There is ample statistical evidence that we Boomers make up a large segment of the population, that we are aging, and changing our lifestyles accordingly. (Although it seems to me everyone I see on the street is younger than me!) We Boomers are marketed to by almost every area of commerce, and when politics are on the menu, the politicians never forget to target us with their mixed messages. Rarely a day goes by that, as a member of AARP, I don’t receive some mail from them….usually selling something. Ah……you too, huh? Although I am years away from retirement (maybe never!) or any sort of government subsidized medical care I get solicitations from supplimental insurance companies, mortuaries, vitamin venders, and time-share vultures who know darn well my time is looking more finite than it was 20 years ago. I get ads for lawn tractors and wood chippers, so they must have figured out I have a big yard. I already own this yard toy stuff. The problem is getting my less-than-motivated derriere outside during my 'down' time, to get the big jobs that need those big tools, done. Whatever happened to lazy days off? As my mother used to say...."I feel myself slowing down".

Marketing experts love Boomers and Seniors because they know we have buying power….well not all of us, but a lot of us do. (A lot more of my buying power is going to buy gas these days.....Realtors need to be on the move.) But do marketers really know what we need? Like time to rest, and respite from worrying about what is not getting done, and what comes next. (I really don’t want to dwell on mortuaries, but somebody must, or they wouldn’t keep sending those brochures.) I’d like to spend more time enjoying a less complicated life…..I need to simplify. You see, the more I have, the more I have to take care of, and the end result is a couple of good sized sheds and an attic filled with boxes of things I haven’t looked at or needed (apparently) in years. And every time I blink there is a room that needs painting, a roof to re-shingle & gutters to clean…...and I don’t climb ladders, remember?

This house is just too much work! But so far it hasn’t presented any dangers to me.

But someday it will. Recently I met a delightfully bright and still curious couple in their 80’s. I can tell you I really enjoy talking to them, so broad are their interests, and so intelligent and well-considered are their views on the world. They own a huge house on 3 acres that has, over the past few years, simply got away from them. The physical upkeep is just too much. They need meds that dictate neither can drive anymore. And they recognize that, much as they have loved it, this home is no longer a safe or wise place for them to stay. I’d have to agree they are at risk.

The National Association of Realtors recently posted a simple check list to help guide you or your elderly loved ones through the decision making process…to help assess the situation.

1. Does the home provide the best environment for physical needs?

2. Are the occupants isolated from friends and family because of an inability to maintain the home has left it in disrepair?

3. Is there a problem with finding or affording workers to take care of maintenance?

4. Are finances keeping the occupant(s) from enjoying the home they’ve loved for so many years?

5. Do they feel they have adequate security, and access to needed care where they are now?

If the answer is yes to one or more of these questions, this may be time for a 'healthy change' of residence. Simplicity might be the spice of life.

Mary A. Tinkler – Real Estate Broker
www.marytinkler.com

Work close to home....Jobs in Gresham, OR

2006-05-01T10:19:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon
www.marytinkler.com

This is an open forum....your feedback, opinions and ideas are wanted!

Surely everyone would like a job that's a short distance from home. Especially now that gas prices are eating into household budgets. But are there enough jobs, and is there enough of an employment balance for our community to survive and thrive.....and grow the value of our real estate holdings?

The link below is a few years old, but I live in Gresham, and I can tell you not much has changed when it comes to employment........except for the advent of cluster/condo housing along the light rail lines and trendy restaurant and shopping areas of the new "Civic" area of town. This might work minimally to sustain the services and retail industries, for those who can live in Gresham and commute to their more urban jobs via MAX light rail. If the cost of gas continues to rise, and no significant employment growth occurs....We will need more park and ride facilities for those who must commute outside our area for an income.

http://www.ci.gresham.or.us/departments/cedd/cp/demographics/trends-winter02.pdf

Mary A. Tinkler
www.marytinkler.com

Real Estate values & gas prices.

2006-04-24T21:01:00.000-07:00

Mary A. Tinkler - Real Estate Broker
Shattuck & Co. Real Estate, Inc.
Gresham, Oregon
www.marytinkler.com

This is an open forum....your feedback, opinions and ideas are wanted!

You know, with computers making it so easy (and with less risk of going blind reading newspaper charts!)....I started watching the stock market a bit closer a few years ago. Hearing what the Dow Jones was doing on network news really meant very little to me, though I knew it does effect the real estate market to an extent.

But every once in a while I would read a story about a company and I would check to see what their stock prices and history was. Especially insurance companies, utility companies and the like. I would recommend anyone enraged about the price at the pump start watching the profits being pumped into investor's pockets. They blame the ever escalating prices on China, they blame it on the war in Iraq or some other middle eastern countries political stance....and of course our president has recently announced that Americans are addicted to oil, or something like that.

The fact remains Big Oil is making money hand over fist, and I resent it. I don't have anything against capitalism, and I am willing to pay a price that enables any company I buy from to make money. But from what I can see often the prices are manipulated merely by rumors and stock market nervousness.

Yes, the soaring cost of gasoline can and will effect the real estate market. In a number of different ways. Although I think it will take some time and considerably higher gas prices to get Americans out of their cars, and willing to walk even short distances in wet or cold climates. Women will be even less eager, as these days few of us feel safe even walking though a night-time parking lot to get from the grocery store to our cars. And of course we will have to continue ferrying our children to and from school and activities....it's just not safe out there.

Still, some people will sell or buy in order to be closer to their work place. Homes along or near mass transit lines may become more desirable; those more secluded may take longer to sell for less that asking price. Other people may downsize just to pare their budget in order to afford the luxury of an automobile and the gas to run it.
Around my area of Oregon, there are a lot of outlying "country properties"....and though they are not cheap it is true that the further out you go from the city, the cheaper the real estate. And until now there have been families who will make that 3 hr a day commute in order to have a little land and privacy. But that will change. It just won't be cost effective, unless employers are willing to adjust the cost of living....driving....to match the increase in their employees travel to work budget. And how can they do that with fuel prices driving up their cost of doing busness?

As it stands now, two minimum wage earners can barely afford to own a home, at least not in Portland. They could until fairly recently, but there was no room for error, accident, illness or unemployment in their budgets. Now more families with what was considered living wage incomes will find those paychecks not so livable. Gasoline for two vehicles will represent a much larger part of their budget. They will want to be closer to work, they will be able to afford less of a mortgage payment.....less house. They will stay there longer, and when the lower end of housing is not moving, it slows changes the dynamics of the entire market. In time the market will adjust.

The fact is, real estate is still the best investment you can make,and I recommend that IF you can afford some sort of home, or have plans to move for personal reasons, don't put it off. Prices may plateau, or even go down a bit......but interest rates will go up. History shows that, long term, housing prices never really crash. (Unless you happen to live in a one-company town...and that compnay closes.) Buy what you can, when you can, and don't dally.

I read a Rueters story recently about urban areas in California where low income people were pawning household items for pennies on the dollar in order to get gas money to get to work. Now the local Portland TV stations are telling the same story. We may think that has no effect on us, but I think it might. What if one day they just can't afford the gas to get to work to sling burgers or scrub floors.....or pump gas?. What if we all just took a few days off from work and simply stayed home, in protest of gas prices? A nice vacation, no need for gas, we could catch up on yard work, paint the kitchen, read a book. Do you think that would get Big Oils's attention? Do you think the price of gas would come down? Or would Big Oil just sell the gas we didn't use to China?

Whatever you think about the price of gas, whether it strains your budget or not, I believe that sooner rather than later, it can effect the value of your real estate.

Mary A. Tinkler - Real Estate Broker
www.marytinkler.com