Central Oregon Real Estate Info

My sister and I once a year get together and go visit our mother in Dayville Oregon. This year the trip started with snow. I was not looking forward to going over 2 mountain passes in the snow, but that is why I drive a Jeep.

My sister lives in Salem and I live in La Pine this is about 175 miles apart from each other and Dayville is in Eastern Oregon. We decide to meet in Redmond and will drive together in my car from there.

We both always carry a camera it is a must when you live in and travel through such beautiful country. This trip would prove to add to our photo albums and provide us with even more reasons for others to visit our great state.

Evonne and I both love Oregon and all it has to offer, finding beauty is pretty simple here. This photo was taken from the parking lot of Wal-Mart.

As our journey started the clouds cleared and it was a perfect day for a Sunday drive. We locked and loaded the cameras and set out for Dayville. Along the way we found the springs to be overflowing and rushing towards the larger rivers and reservoirs. The snow had melted and to some it might have appeared beautiful but to us, this year seemed like a bust for photos.

We got to our Mother's home, had lunch talked a little and started back. We were both a little down as we usually have some great photos by now and the trip home is never as eventful as the trip there.

This year was different! As we come through the little town of Mitchell, heading toward Prineville my sister whips in to a drive way - and follows it down a ways. Now for those of you who have seen the movie Deliverance you may be able to picture where we are heading. The drive way is muddy, there seems to be abandoned recreational vehicles here and there, I am a little worried. She stops and says there... there.... I see this every year from that last corner and just had to know what it was. She thought she had found an old mine.... Only to find it is now a horse barn. There was at one time a lot of mining in the area.

We drive a little bit further and there is a heard of antelope it is not uncommon to see one or two on this trip but 30 plus is another story.

As we come out of Prineville we realize we can make it to Smith Rock before the sun sets. Smith Rocks at Sunset is a sight everyone should see; the rocks take on a life of their own.

Day trips can be great fun - so glad we got a few of these photos to share with you.

This is the follow up to the blog Buyer Deceived Because Agent Needed Commission comments are still being posted, thank you.

Later that same day I bit the bullet called my Principal Broker who was tied up in meetings. I know the other Principal Broker so, I made the call, told him about the conversation, and explained how it bothered me to know this was happening.

His reply - Buyer beware!

I almost hung my license at that company before I interviewed where I am - boy did I make the right decision. Of course what he says to me and does about it are two different things. But he now knows.

In Oregon we are all Brokers and so we carry more responsibility of our own actions than we did as Sales People or Associates. The other agents Principal Broker did not impress me when I interviewed with him 3 years ago, he has a lackadaisical attitude and could not make the effort to get my name right. That told me that he most likely would not have much to assist me with later in my career.

Like I said before, I am so glad I did not choose to go to that office.

Terie Eckholm posted this comment Don't all Realtors have the same code of ethics across the US? I sit through that class for every licensing period and I am certain that the fiduciary duties we owe our clients have nothing to do with our commission.

I wouldn't want to be associated with that person again either.

After sleeping on this situation and thinking about my responsibility I did some research and I may have found a back door to help this buyer without breaking any ethics. I think I figured out what property it was, and brought the misleading information to the listing agent's attention. They know nothing of the area, or zoning. They are changing the listing, to fully disclose the information. I told her how to get the documents, the maps and so on. I am just crossing my fingers it helps this buyer.

Who would have thought one would feel obligated to a person they do not even know the name of? At least I should be able to sleep. Now if only the buyer's agent is smart enough to use that as an out for the buyer.

This morning the lot has gone from pending to back on the market of course unless this agent calls me and tells me what happened I will never know if he got his earnest money back or not. At least he got out of the contract. With the small amount of time that the change of status took it leads me to believe that he did get his money back.

My question is will he ever know how much his agent almost cost him and is she still his agent?

Spring is here and we are seeing an increase of buyers. Statistics are showing that although the average days on market has increased along with the number of homes available for sales prices versus listing prices are holding strong.

Since the first of the year the average frame built home is selling at 98% of the list price in La Pine.

As of 9 a.m. on March 23, 2007 there are 2 properties that currently have an offer on them that show as contingent. Contingencies are often an offer subject to another property selling.

There are 23 properties that are in escrow and moving towards closing. The average escrow period currently is about 38 days.

There have been 27 properties close escrow since January 1, 2007 and the average sales price to list price is 98.86% - the average days on market does show a longer period than is expected because of 2 unique properties that were on the market for a year or longer. Unique properties often take a longer period of time to find a buyer.

Since the first of the year the average manufactured home is selling at 94% of the list price in La Pine.

As of 9 a.m. on March 23, 2007 there is 1 property that currently has an offer on them that show as contingent. Contingencies are often an offer subject to another property selling.

There are 10 properties that are in escrow and moving towards closing. The average escrow period currently is about 38 days.

There have been 10 properties close escrow since January 1, 2007 and the average sales price to list price is 94.30% - the average days on market for a manufactured home is just under 160 - however do keep in mind that the average sales price has been $159,530 - there have been a lot of expired listings for manufactured homes. On of the reasons manufactured homes are not selling as quickly or for what they were originally listed for is that they are competing in price with the frame built homes and lending on a manufactured home right now is a little more difficult. Many manufactured home loans are FHA loans as there are a lot of lenders that are currently not providing funding for these structures.

all stats were pulled from the Central Oregon Multiple Listing Service on March 23, 2007 at 9 a.m.

Yesterday I got a call from a Broker in another office and company, not an unusual thing, but the conversation was unusual. This broker has had her license longer than I, she has lived in our community for almost as long as I have, and her lack of knowledge down right scares me.

She has a buyer that has an accepted offer on a lot, in a subdivision that is fairly popular. This broker has done a few transactions over the last couple years in this area and should know the zoning and area well.

We all know what a RR10, FP, WA and LM are (in order they are Rural Residential, Flood Plain, Wildlife Area, Landscape Management). She has not added a due diligence contingency to the accepted offer, and each of the above are listed for zoning on the County Records for this property.

Closing is a week away and her buyer has gone to the County to start the permit process which because it is LM will require additional permits and issues. Her buyer had no clue; of what this would entail when the County pulls the property information (which is available on line to the public) they inform him that the building area of the lot is very small.

He is amazed that he can not just build anywhere on this soon to be his lot. However, when you look at the Flood Plain Map you can clearly see that there is only a small corner of the property not in the Flood Plain. The ground is generally very "spongy" in the area in Spring.

He does what any responsible buyer does and calls his Realtor. She is clueless, she has not given him any of this information prior to his writing the offer, neither of them have looked at any of the zoning prior to writing the offer. They ASSUMED that because the sewer hookup was paid you could build on the property.

Her question is, what can she do? How can she get the County to allow her client to build on the land? When I explain the hard facts to her that even if she could get this changed the land would not be suitable, insurance would be sky high and they would have to have flood insurance, something that is not common here, her response was but I need the commission. How can I keep this together?

At this point I did something I do not think I have ever done before. I asked her to kindly remove my phone number from her phone, to not associate with me with anything that had to do with business.

I am amazed still that she would ask me to help her deceive her client so that she could have the commission. We all get hungry but when you put your own needs before your clients you are asking for more than Karma issues, you are asking for a law suit. Just as she was hanging up she asked again, "What would you do?" My response was simple - "Who do you represent?"

So remember who you represent, and be sure you take as much care with their money as you would your own. Know your area, know everything you can, and remember if needed write in a due diligence period in your contract.

Read the Update Here

Sunriver, Oregon is now a destination resort but it was once the training ground for our US Army Troops. In the 1940's Camp Abbot was the training ground for "Army Grunts" that would soon be heading to WWII and the Army Corps of Engineers.

The Great Hall is all that remains from this military complex. Once designed to be the Officers' Club it is now one of the most prestigious buildings in Sunriver. This beautiful log structure with its massive open beams now serves as the meeting center for the resort.

Sometimes in our busy schedules it is nice to have the opportunity to turn back the hands of time. When you step through the massive doors of the Great Hall you can almost hear the past echo down the main hall.

The building has had a couple renovations over the years, each has been careful to maintain the integrity of the original building. The Great Hall sports several meeting rooms of various sizes. Viewing this property in person is by far the best way to experience it but for those of you that only have the opportunity to visit virtually click here.

When ever I get a chance to visit this wonderful building and find it empty I love to sit and reflect back of the history it holds. This building held our forefathers, it was just another building to them. Today we hold on to the history of this area and building with pride.

So, you have written an earnest money agreement and your earnest money is in escrow. Your agent will tell you that the title company is a neutral party, which is 100% correct. However, if something goes arye with your contract and you terminate the transaction - how do you get your earnest money?

This is a subject most of us hate to discuss, but it is so important that buyers and sellers alike realize what the process is. Once earnest money is placed into the escrow account with the title company it takes signatures on both sides to release the money. Escrow instructions must be written and signed by all parties for the funds to be released to anyone.

So, what if one party (usually the one that does not get the money) refuses to sign. Can you ever get your money? The answer is not as simple as the question, the answer is it depends.

It depends on how your contract is written, who is wanting the earnest money and why. There are a lot of factors as to what process would be followed but this is when section 23 of the Oregon Residential Sales Agreement comes into play. It reads;

EARNEST MONEY PAYMENT/REFUND: if (1) Seller does not approve this Agreement or (2) Seller approves this Agreement but fails to furnish marketable title; or (3) Seller fails to complete this transaction in accordance with this Agreement, or perform any other act as herein provided; or (4) any condition which the Buyer has made an express contingency in this Agreement (and has not been otherwise waived) fails through no fault of the Buyer, then all earnest money shall be promptly refunded to Buyer. However, acceptance by Buyer of the refund shall not constitute a waiver of other legal remedies available to Buyer. If Seller signs this Agreement and title is marketable; and (1) Buyer has misrepresented Buyers's financial status; or (2) Buyer's bank does not pay when presented any check given as earnest money; or (3) Buyer fails to redeem, when due, any note given as earnest money; or (4) Buyer fails to complete this transaction in accordance with this Agreement or perform any other act as herein provided, then all earnest money paid or agreed to be paid shall be paid to Seller either as liquidated damages or as otherwise allowed under Oregon law, and this transaction shall be terminated. It is the intention of the parties that Seller's sole remedy against Buyer for Buyers's failure to close this transaction shall be limited to the amount of earnest money paid or agreed to be paid herein.

Now, before the State of Oregon made these changes a buyer or seller had limited ability to receive the earnest money.

With the market and lending going through the changes we are currently seeing I am guessing that we will be using this section more often than in the past.

The last time I had a contract not close it was do to the fact that a buyer had chosen to overbuild on a lot - this required a signed agreement between both parties to release earnest money, because the land was all we were selling. The land appraised, and the buyer qualified, but the buyer's home plan would not appraise in the neighborhood they were wanting to build.

I highly recommend each of us really read and understand what our contracts say. Most Escrow and Title Companies will tell you that no matter what it takes signatures on their documents to release earnest money. However, if you read this section carefully there are times by the contract that may not be the case.

Represent your client to the best of your ability and be sure they understand what they are signing and now for the tricky part - do it without practicing law.

Many of us have waited a long time for the information on the "resort" section of Caldera Springs. Today we received the reservation agreements which show a lot more information than I expected. The model is not really ready for showing - but the team is out there regardless to answer your questions. Let them know you are working with me and you will get star treatment.

The zoning requirement is that we must have 150 keys. There will be 45 or so cabins each cabin will have 3 or 4 keys per cabin, and one owner. It is a very interesting concept.

Looking closely at this floor plan each bedroom has it's own access to the outdoors and each of them can be self maintained as a "hotel" style room.

Call, or email me for more information and your reservation packet

Today I am out showing property to an out of town buyer. This is more the norm for me than not. As we are walking the back of an acre parcel of a really nice home I realize that the property owner has removed all the Jack-pine trees and only left the beautiful Ponderosa Pines.

I mention this to the buyer and he wants an explanation of what the difference is, for those of you that do not know, Jack-pines have a shallow root system, they have shorter needles that are generally 2 to a pod, while Ponderosa Pines have a tap root and a deeper root system, longer needles and three to a pod.

So, my buyer says how do you know that stuff, all day you have educated me about the geography of the area, the animals and now the trees? I think for a minute and I tell him I had a great science teacher I guess.

You know I hated science in school, but being in the first class of a new high school (1981 graduate of La Pine High School - class size 36) we were limited on options for electives, so I took a lot of science classes. I thought I hated it, I knew I hated the teacher. Now, I owe that teacher a word of thanks. Mr. Weese was a tough cookie, he did not put up with my loud and victorious teenage rebellious ways. He made me sit and listen, he made science a lot more fun and important than I ever realized.

I graduated over 25 years ago - and yet today it was like I was the teacher of the same stuff I learned almost 30 years ago. Things I have taken for granted, my client thinks I am some expert when in reality, Mr. Weese was the expert. He was a great teacher and had a bigger influence on my life than I every realized. He was the one who taught me the common sense of science.

Our small town has changed a lot in recent years and will be changing more in the future, but the things Mr. Weese taught me will aways be true and factual.

Thank you Mr. Weese for making me the expert I was today. You helped me be the person I am today and apparently I listened a lot more than either of us knew.

It is funny how as we age we remember the people that made an impact on our lives. Who has made an impact on your life?

Remember to thank them. The greatest reward is finding out you made a difference somewhere in the world.

We need more people like Mr. Weese in the world.

Tonight I had the privilege to witness what family is all about. My husband, who is a long haul trucker called and asked me to meet him for dinner as he came through town. A pleasure that is not often enjoyed.

We both arrived at the local truck stop at about the same time, the waitress seated us at a small table toward the back of the restaurant. We were chatting about the day and the challenge of my current buyers who read too much wall street journal, listen to way too many news programs and think the market is dead not slow and traffic along my husband's path, when an old friend walked in.

Mike and Leann, the were followed by their daughter, Leann's brother and Leann's dad. Mike, Leann and I have known each-other for more years than we care to count. We had babies at the same hospital within 12 hours of each-other when both of our husbands were firefighters.

They have come together as a family tonight to celebrate her father's 89th birthday. 89 years of living in our small community, witnessing a lot of changes. He has contributed more to my life than he will ever know or could understand. I remember as a kid riding my bike past his house and stopping to throw grass over the wire fence for his chickens.

I can remember him coming out to explain to me how life is like raising chickens - sometimes you get eggs, and that is good, they feed the family, sometimes you get double yolks and that is great. Why I remember asking and his answer has always stayed with me, "an egg is good but when you get double yolks it is like getting more than you expect, when you ask for one and two come your way it is a good thing."

Every time something has turned out better than expected through out my entire life I have remembered his theory of life being like raising chickens.

Tonight I was again able to enjoy this wonder man, only this time, I was able to see that his family still loves and respects him. He still lives in that house I use to ride my bike past and when I drive by I miss the chickens but remember them.

It was a pleasure to see him loose the battle of who was going to pick up the check. Everyone should have a man like him in their lives. I hope he enjoyed his dinner as much as I did.

He made me realize just how we touch eachother - I hope I can make that kind of mark on my clients and friends.

While reading a very informational post by Lyle & Karen Hasen about expired building permits (read their blog here) it made me realize how lucky I am to work in a county that has found a way to solve most of the problems we had associated with this.

In 1972 or so there was a mass delete of our county records and to this day you will find homes that have no permits on record. The process although frustrating is not that bad. You do have to pull a special permit and have an inspection, but in reality it is a very limited inspection.

There are exceptions to this rule however, I ran across a listing on our MLS that made me cringe with worry. The public remarks state this; "Nice chalet style cottage, very private. Usable 10 acre site, nice site to build a dream home while you live in existing home." Sounds like a great place - even the photos make it very cute. The agent only remarks are you will have second thoughts too I bet. The agent remarks are "Home built with no permits. Seller to obtain conditional use permit for a buildable site, septic installed without permit. Hwy 97, east on Finley Butte Rd, Right on Darlene Way, follow signs."

Ok... so no permits are one thing... but NO CUP - for those of you that do not know - a CUP is a Conditional Use Permit. You see this land is zoned F2 which is forest - now F1 is somewhat easy to get a CUP but F2 is meant to be forested not lived on... dont get me wrong anything is possible but the hoops on this will be a nightmare.

Makes you wonder - what were they thinking.