How to Assess the Real Cost of a Fixer-Upper House

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  How to Assess the Real Cost of a Fixer-Upper House

  When you buy a fixer-upper house, you can save a ton of money, or get yourself in a financial fix. Read

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Copyright 2015 NATIONAL ASSOCIATION OF REALTORS®

Is the "Buyer's Market" over?

Before I actually say it, I’m going to start knocking on wood.  Ok, are you ready? …

The Real Estate Market in La Pine and the surrounding areas is coming back, and in a big way!! 

That’s right, I said it.  (Gulp.)

Finally, after more than four years of decline, demand for Central Oregon Real Estate is up and the buyers are back.  Halleluiah!  I’m happy to report that beginning with the strongest 2011 Fall, many of us have ever seen, we’ve seen brisk activity that has somehow, some way, continued to maintain itself through the winter to what now has become one of our strongest Summers ever.

I’ll quote some actual statistics later, but this is the best market we’ve seen in quite some time, and for many of us, it’s never been busier, ever. 

Prices are still lagging behind however, but the influx of mostly investor activity that we saw beginning last year, buying up cheap, flip-able or potential rental property, demand has given way to what appears to be “real” buyers looking for homes that they actually intend to live or vacation in.  This is very, very good news indeed because this will inevitably trigger higher prices and a much healthier market overall in time.

Statistics supplied by MLSCO Central Oregon indicate that Bend residential sales are up 12.6% over the same period in 2011, residential Sun River is up 20.8% and La Pine residential with acreage is up 2.22% with 20% of those sales being “short sales” and 36% being “Bank Owned.”  I have a feeling, judging by what I and many of my colleagues are felling, that once the new quarterly statistics come in, a very strong third and fourth quarters should be indicated.

Let’s keep our fingers crossed!

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Fred Jaeger is a licensed Oregon Principal Real Estate Broker and an e-PRO and CDPE Certified Realtor® with High Lakes Realty in La Pine Oregon.  He can be reached directly via 541 598-5449  or fred@fredjaeger.com .

Hey Mr. Realtor... What's this "MLS" thing?

Not long ago, a young woman walked in to our Real Estate office and wanted information about a house she had seen with our company's "For Sale" sign in the front yard.  After talking to us briefly and getting the information she had wanted she said she was in a hurry to go.  She explained that in order to get the information that she needed by the end of the day about the two other houses she was interested in, she would have to get moving because they were "with" other companies. 
Wondering why she was going to all of this work on her own we asked her if she was already being represented by an agent, and to our surprise she said "Yes."

We realized at that moment that our new friend neither understood about how the Multiple Listing Service (MLS) worked, nor what should have been the proper role of the Agent with which she had already engaged.

The Multiple Listing Service is a cooperative arrangement between most Real Estate Brokers to pool information about Real Estate for sale into a common data base from which all cooperating members can access.  When a house is listed by one company, that information is shared with all cooperating companies.  In most cases any commissions generated by the sale of such a property are then split between the listing agency and the selling agency.  It's a win-win arrangement that allows listings to be effectively shared among the membership.

The most important result of this arrangement is that any property placed on the MLS can be sold by any other member (Real Estate Broker) of the MLS.  In other words (and this is important,) real estate brokers don't just sell their own company's listings, they can sell any within their MLS.  This is extremely important for the seller as well. Without information being shared via the MLS, Real Estate would be exceedingly difficult to market beyond what newspapers, periodicals or any other advertising would be able to accomplish.

Because information is shared among brokers and a broker is not limited to selling property listed within his/her agency, that broker is capable of doing extensive research via the MLS for his clients.  The role of a "Buyer's Agent" is to conduct such research on behalf of his/her client, and to represent that client throughout the whole process.

A Buyer's Agent is the client's advocate in every regard whose job it is to provide the client with all possible information and or services that will be of benefit to the buyer throughout the transaction.

Once a broker is engaged by the client, it is hopefully understood at this point that because the client is asking a broker to go to work for them, conduct research, show property, allocate time without compensation until a sale is executed etc., that the client will not engage another broker at the same time.  Although there's nothing by law stopping a buyer from talking to multiple agents simultaneously, it's strongly discouraged.

A common scenario occurs when a potential buyer will make multiple inquiries to a variety of agencies in response to advertising they've seen in a periodical.  They'll talk to lots of different brokers but eventually will ask for one of them to do more research or show a property.  At this point, or any point where a buyer has asked a broker to provide more than just cursory information, the buyer should engage that broker (at least informally) to act as their "Buyer's Agent," by allowing that agent to conduct additional research, show other properties beyond his own agency and act as the advocate of the client from that point forward, unless notified.

Of course, a buyer is free to hire whomever they please at any point in the process (unless under specific contract.)  If a buyer however, does intend to switch to another agent and/or agency, the courteous thing to do is to at least notify the first agent of their intention to move on.  There's nothing more heartbreaking to a Real Estate agent than to find out third hand that a seemingly active client that had been given countless hours of time and energy had moved on and had completed a transaction elsewhere without notification.

The MLS is one of many tools at the disposal of your agent who will gladly use it to conduct extensive research on the behalf of the buyer.  As that Buyer's Agent he/she has the ability to locate property well beyond the boundaries of a single agency as well as to provide other services that would be difficult and/or impossible for a buyer to accomplish on their own.
   
An excellent source of useful information for anyone considering buying Real Estate can be found via the Buyer's Advisory at: http://www.oregonrealtors.org/.docs/pg/10421

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Fred Jaeger is a licensed Oregon Principal Real Estate Broker and an e-PRO and CDPE Certified Realtor® with High Lakes Realty in La Pine Oregon.  He can be reached directly via 541 598-5449 or fred@fredjaeger.com .

Selling your House? Don't forget these tips....

Here's another look.. at some fundamental tips that should be kept in mind in order for your property to be sold quickly, while maximizing your return on investment:

• The first and most important step in selling any Real Estate is to Maximize Curb Appeal.  The importance of the first impression cannot be overstated.  If a buyer is put off by the first glance, the chance of swaying that person by the end of a showing is negligible.  That is, if they're even willing to exit the car in the first place.  I can tell you from experience that many a home showing has ended before even pulling into the driveway.  Make sure the outside is clean, free of debris and, of course, trash.  Get it painted, do whatever you can, including possibly hiring a landscape architect and/or designer, to not only make suggestions, but execute a plan to make the house look its very best from the outside.  This might sound a little extreme, but the investment in experts of this kind may result in profits far exceeding their fees.
  
  
• Inside, reduce the clutter!  Keep in mind that your task now is to stage it for sale, not necessarily make it the way you want to live in it.  Get rid of nearly all personal knick-knacks, family photos, and that stuffed Elk Head on the wall.  Your family loves that 4x4' portrait of Aunt Helen, but potential buyers can be distracted by personal items in the home.  Once potential buyers have begun criticizing the decorating, you've lost them.  Again, the value in getting professional help for staging a home is, more times than not, well worth the cost.
    
• This is an oldie but a goodie ...Ask a good friend to come over and tell you the awful truth.  Ask that person for an honest assessment of how the house smells.  Believe it or not, you may not smell odors that you live with every day.  It just happens that way.  Ask someone to not be shy and to, again, tell the truth!  If your home does have odors,  (and by the way, most do) a good carpet shampooing and fresh paint will do the trick a good deal of the time.  Removal and/or replacement of carpet might be what it takes in severe cases.   If you're a smoker, take it outside until the house is sold and then wash every stitch of clothing in the house and the draperies as well.  Smell is a biggie not to be disregarded.
  
  
• Here's one that sounds obvious but must still be stressed as ever so important.  Make the house not just clean, but Sparkling Clean!  A lot of faults in a home can be forgiven, if at least the first impression is, that it's clean.  Again, you might want your best friend to lay the truth out for you on this one because when you live with something everyday, some things just become invisible and you may simply not be seeing something that can turn a buyer off. 
  
  
• You're going to hate me for this one, but keep the pets at least out of sight for any showings.  You don't want a potential buyer distracted or, worse, scared by your pets.  The smell and/or allergy factor may come into play with pets too, and you don't want that to happen.
  
  
• Don't forget what is perhaps the most important step, which is to obtain a Comparative Market Analysis (CMA) from a local Real Estate professional who knows the neighborhood.  Over or under pricing your home can cost you time and/or money that you don't want to lose.  Don't just get one at the beginning, ask your agent to "run comps" periodically over time in order for you to determine if price adjustments are necessary. 
  

Unfortunately, as I've always said, if the property isn't selling, it's the price, more times than not, that needs to come down.  Ouch.  However, if you get that price right in the first place, you'll not be chasing it down-hill, for months to a point that ends up being way lower than it could have been initially.

Don't let the sign on your property be just another drop in an ocean of listings.  Keep in mind the points above and give your property a fighting chance to compete!
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Fred Jaeger is a Principal Real Estate Broker licensed in The State of Oregon and is an e-PRO and CDPE designated REALTOR associated with High Lakes Realty & Property Management.  He can be reached at 541 598 5449 or fred@fredjaeger.com .

How much is your house worth?

Thinking about selling your home?  The single most important step in the process is  determining the value of that property.  As much as I'd love to take this opportunity to convince you that one agency is better equipped than another to sell your home (I'll save that for another time) the decision about price, not agency is the question which should be paramount in your mind.

A home that is "listed" too high may waste precious time sitting on the market for longer than it should.  Waiting for that mythical uninformed buyer to show up who doesn't have a good sense of the market is usually an exercise in folly.  Even if a buyer does appear who is willing to pay an unrealistic price, the fact is that unless that buyer is ready to pay with cash, the house is going to have to "appraise" (value set by a certified appraiser) at a level that is at least as high as what is going to be financed.  If the house doesn't appraise, the financing and thus the deal, are both destined  to fall apart.... end of story, with your house still sitting there with a sign in the yard.

The harsh reality is that when a house hasn't sold in a timely manner the reason is almost always because it is over priced. 

Seller's never want to be told that their house is over priced but Realtors® are duty bound to abide by a Code of Ethics by not misleading their clients, regardless of how badly the truth might sting (either party)...
(Code of Ethics and Standards and Practices / National Association of Realtors® Standard of Practice 1-3: "Realtors®, in attempting to secure a listing, shall not deliberately mislead the owner as to market value.")

"Buying a listing" or convincing a seller to price their property at a level that is much higher than true market value in order to please the client and secure a listing is a practice that is highly frowned upon.  Ironically, what usually happens is that the price eventually does get lowered, but only after more precious time and money have been wasted.

The point is, overpricing a property usually does little good in the long run.

On the other hand, what could be worse than to price your home too low?  Other than the likelihood that it will probably sell in record time, there's nothing good about losing money that you shouldn't have by under pricing your property.  Having done so, you have not only hurt yourself, but the market as a whole.  Future sales and pricing of comparable properties in your neighborhood are now burdened with weight of your under-sale as well.  Here's why:

The best way to determine the current value of your property is to ask a local Real Estate professional to perform a Comparative Market Analysis.  A local Real Estate Broker lives and breathes in the market in which he/she operates and in addition has immediate access to the sales history of every combination of property, finish level, neighborhood location and every variation in-between. 

The Comparative Market Analysis (CMA) prepared by your broker will compare active listings, recent and pending sales, days on market, price adjustments etc. of "like" or comparable properties first in your immediate neighborhood, then in the surrounding similar neighborhoods within the region.  Selecting comparable properties or "Comps" is a bit tricky but will ideally include a cross section that can be ranked in groupings which are "Similar," "Clearly Superior" and finally "Clearly Inferior" to help the seller see exactly what they're up against with regard to price relative to value in their immediate market.  

Although a CMA can not be used as a formal appraisal, it is often the case that a local Real Estate Broker can draw a more accurate picture of the value of the properties in his or her sphere of influence than the estimate of an inexperienced or out-of-town appraiser.  CMAs are given by brokers in pursuit of a listing free of charge and take far less time than a formal appraisal as well.  It's important to stress however that a CMA is an informal instrument meant to be used as a guide, never as a substitute for an appraisal.

It is you that ultimately decides at what level your property should be priced; after all, it's your house.  A properly prepared CMA by a local Broker familiar with your town and neighborhood should prove to be a useful tool to help you make an informed decision, and not a mistake that may cost you money.
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Fred Jaeger is a Principal Real Estate Broker licensed in The State of Oregon and is an e-PRO and CDPE designated REALTOR associated with High Lakes Realty & Property Management.  He can be reached at 541 598 5449 or fred@fredjaeger.com .

Fred's Top 10 Real Estate Tips

Hire a local Real Estate Professional.  You'll be glad you did in the end.  Your local Real Estate professional is your advocate in every regard whose job is to provide you with all possible information and/or services that will be of benefit throughout the transaction.  A lot of footwork is needed during any Real Estate deal, and you will need and appreciate the resources that can be made available to you via your local Broker.  These days, especially if you're selling, you need a REALTOR® now more than ever.

Shop for loan rates and Pre-Qualify for financing before you start to look at houses.  If you're not sure where to begin, ask your local Real Estate Professional for recommendations.  Having a letter in hand from a lender saying you're qualified and ready to proceed can be a tremendous tool that will strengthen your offer when your ready to buy.  It will also take away an enormous amount of stress that you don't need in the first place. 

Be careful with the financing.  Interest-Only, variable (ARM,) or other non-traditional loans often have enticing rates to begin with that might make a home normally out of your reach seem affordable.  As has been all over the news lately, these types of loans can be trouble if taken out for the wrong reasons.  Generally speaking, if you intend to remain in a home more than just a few years, a fixed rate, long term loan is preferable.  Conversely, if you intend to be selling within a couple years anyway,  (and hopefully at a profit) it doesn't make sense to spend more cash than is necessary every month on a fixed rate loan (generally.. however, rates are crazy low right now, even on fixed 30s.)  Talk in depth with your lender about exactly what your plans are over the term of your loan.  Know the details of any loan you're getting and the reasons why.

Long term loans shorter than 30 years will pay off your home much faster, but be careful. Instead of locking yourself down into a 15 year loan (for example) in lieu of the traditional 30, get a thirty year loan and double up your payment, or at least make a practice of paying extra money each month toward the loan "principle."   (Do the math.. it's amazing.)   By using the extra-to-principle method, you will always have the optional safety valve, during hard-times, of simply paying the actual amount due on the your loan (and not the accelerated amount) when or if cash ever becomes hard to come by.  If you lock yourself down to say, a fifteen-year loan, that monthly amount due is set.

Don't buy more house than you can afford.  Most of the time, with good credit, the majority of buyers can be approved for more loan, and consequently more house, than they can really afford.  Don't let anyone push you past your financial limits.  The combination of excitement, loan approval, outside pressure and sheer good old-fashioned impulse, is often a classic formula for financial disaster.

Don't buy less house than you can afford, or worse nothing at all.  I know that sounds like a contradiction of the above but it doesn't make sense to buy less house than you can afford or no real estate at all.  Keeping in mind what I said about not buying too much house, try to reach just a little.  As long as you can afford it, in the long term, as with all investments, generally the more you invest, the greater will be your corresponding return.

Buy what feels right.  Don't get talked into buying a house that feels wrong for any reason.  If it's a significant-other doing the pressing, sit down and have an honest talk about your feelings.  Even if you can't quite put your finger on why you feel ambivalent, unless you're 100% certain about a potential purchase, don't do it.

Do your homework.  In most cases, a home inspection for structural, electrical, and plumbing issues is good advice before closing, but that's not all you should check out.  What about Insects and Dry Rot?  Asbestos, Lead Paint etc?  These things are not part of a normal inspection, so don't just assume that they are. What about the lot lines?  Are you certain that the fence you had been looking at is a good indicator of the property line?  Does the property have Home Owner's Association dues?  Has the escrow company given you a clean title report?  Have you checked the local neighborhood Covenants (CC and R's?)  Perhaps your beloved horse or other pet simply isn't allowed in the neighborhood.  Check out all of these things well in advance.

When selling, get a Comparative Market Analysis (CMA) from a local Real Estate professional who knows the neighborhood in order to get your house priced properly from the very start.  Over or under pricing your home can cost you time and/or money that you don't want to lose.

Try to have fun.  Think positively.  Buying or selling Real Estate can be among the most stressful exercises in life.  Most of the time, however, given the right circumstances, it can also be a lot of fun.  Let your Real Estate Professional carry as much of the burden as possible (not you) and try to remember that when and if things go a little sideways, that it is that very awkward moment (or more) that will make the happy times to come all the more satisfying.  Almost every Real Estate deal, is in the end, a sweet and unparalleled happy Champagne-popping experience.
Once it's over that is!  See you next time!
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Fred Jaeger is a Principal Real Estate Broker licensed in The State of Oregon and is an e-PRO and CDPE designated REALTOR associated with High Lakes Realty & Property Management.  He can be reached at 541 598 5449 or fred@fredjaeger.com .

Home Affordable Foreclosure Alternatives (HAFA) Program

Taken from http://www.makinghomeaffordable.gov

If your mortgage payment is unaffordable and you are interested in transitioning to more affordable housing, you may be eligible for a short sale or deed-in-lieu of foreclosure through HAFA ^SM. The benefit of a HAFA short sale is that you are no longer responsible for the difference between what you owe on your mortgage and the amount that your home sells for. You will also receive $3,000 in relocation assistance upon successful closing of your short sale or deed-in-lieu of foreclosure.

Eligibility*

You may be eligible to apply if you meet all of the following:

• You live in the home or have lived there in the last 12 months.
• You have a documented financial hardship.
• You have not purchased a new house within the last 12 months.
• Your first mortgage is less than $729,750.
• You obtained your mortgage on or before January 1, 2009.
• You must not have been convicted within the last 10 years of felony larceny, theft, fraud or forgery, money laundering or tax evasion, in connection with a mortgage or real estate transaction.

*Eligibility criteria are for guidance only. Contact your mortgage servicer to see if you qualify for HAFA.

Program Availability

HAFA ^SM is available for mortgages that are owned or guaranteed by Fannie Mae and Freddie Mac or serviced by over 100 HAMP ^SM participating servicers. A list of HAMP participating servicers can be found here .

For More Information

If you have additional questions about getting mortgage help, contact one of our housing advisors at (888) 995-HOPE (4673). These HUD-approved housing counselors will help you understand your options, design a plan to suit your individual situation, and prepare your application. Research shows that homeowners who work with housing counselors like these are more successful and have better long-term outcomes. There is no cost to you for this valuable, around-the-clock service. Help is available in more than 160 languages.

Download a Brochure

Home Affordable Foreclosure Alternatives ^SM Brochure.pdf

Avoid Foreclosure: Know Your Options

Watch a video to learn more about the Making Home Affordable ^© Program and other options your mortgage servicer may provide.

Your Graceful Exit

Watch a video to learn more about the Home Affordable Foreclosure Alternatives Program.

Frequently Asked Questions

Program Dates

Effective April 5, 2010 – Dec. 31, 2012. 

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Fred Jaeger is a Principal Oregon Real Estate Broker licensed in the State of Oregon.  He is affiliated with High Lakes Realty & Property Management in La Pine, OR and can be reached at 541 598 5449 or fred@fredjaeger.com .

How to Buy a House...

Sometimes we Real Estate people need to be reminded that the process of buying a home may not be a 100% clear to everybody, so that's what we're going to talk about today.  The following guide is meant to spell out exactly what you need to do to buy a house from step one, to the final close of escrow, when the keys are in your hands and the house (and the mortgage) is finally yours.  Here's the process: 

Step One:  Decide how much money you can afford to spend each month on your new home.  Bear in mind that this is different than what amount of money your lender will approve (we'll get to lenders later.)   Before you even consider a purchase price, what you need to do at this stage is to carefully consider your budget and decide what monthly payment you'll be able to afford on your mortgage.  While you're at it, factor into that consideration that a new home will typically cost more for a lot of other things as well, like the electricity, gas, possible water and sewer charges, home owner's association fees, and other things that you may not have anticipated, especially if you're currently renting something like an apartment.  If you don't take great care with this step, you might be in for a rude awakening once you actually purchase and are faced with a whole new set of bills rolling in that you hadn't expected.

Step Two:  Shop for rates, talk to a Lender and get yourself Pre-Qualified for financing before you start to look at houses.  If you're not sure where to begin, ask your local Real Estate Professional for recommendations.  Having a letter in hand from a lender saying you're qualified and ready to proceed can be a tremendous tool that will strengthen your offer when your ready to buy.  It will also take away an enormous amount of stress that you don't need in the first place. 

Be careful with the financing.  Interest Only, variable (ARM,) or other non-traditional loans often have enticing rates to begin with that might make a home normally out of your reach seem affordable.  As has been all over the news lately, these types of loans can be trouble if taken out for the wrong reasons.  Generally speaking, if you intend to remain in a home more than just a few years, a fixed rate, long-term loan is preferable.  However, talk in depth with your lender about exactly what your plans are over the term of your loan.  Know the details of any loan you're getting and the reasons why.

Step Three:  Shop for a REALTOR®.  Remember, not all Real Estate agents/brokers are REALTORS.  Realtors belong to the National Association of Realtors and are bound by a particular Code of Ethics that sets them apart from just any agent.  Once you've decided with whom you would like to work, bear in mind that your new Realtor has access to ALL the available properties for sale in the "Multiple Listing Service."  What's that?

The Multiple Listing Service is a cooperative arrangement between most Real Estate Brokers to pool information about Real Estate for sale into a common database from which all cooperating members can access.  When one company lists a house, that information is shared with all cooperating companies.  In most cases any commissions generated by the sale of such a property are then split between the listing agency and the selling agency.  It's a win-win arrangement that allows listings to be effectively shared amongst the membership. 

In other words (and this is important,) real estate brokers don't just sell their own company's listings, they can sell any within their MLS.  This is extremely important for the seller as well.  Because information is shared among brokers and a broker is not limited to selling property listed within his/her agency, that broker is capable of doing extensive research via the MLS for his clients.  Once you've decided on a Realtor, you can trust he or she will have access to every property available, relieving you from feeling the need to have more than one agent working at once. 

By the way, 99% of the time, you don't pay a thing to that Realtor that represents you as a buyer.   There are some instances when a buyer owes a commission, but generally speaking that's not the case, so as a buyer, don't worry about paying a Realtor.

Step 4:  Go shopping with your Realtor, and find a house.

Step 5:  Once you've found the house you want, the next step is to make an offer.  We say "offer" because it's just that.  A house may be listed at a particular price, but that asking price is not always what is paid in the end.  This critical step is one of the reasons you will need a good Realtor to help you along.  Just what is said at this stage, when it's said, and to whom and how, may involve important strategic considerations that your Realtor will need to help you with, so be very careful here. 

Let's say the house you want is listed at $150,000.  After discussing it with your broker, you may decide to offer say, $145,000 but with conditions.  What conditions?  Anything from inspections, to repairs, to having the property's corners marked, might be included with your offer as a condition.  Or, you may decide to make an offer without conditions; it's really up to you.

Once your offer is presented, the seller can accept your offer, reject that offer, or, as is often the case, return to you what is known as a "Counter Offer" stating just what they are willing to accept.  Once this "Counter" is presented back to you, the very same options of accepting, rejecting or countering back are now in your hands.  Offers and counter-offers can go back and forth indefinitely until both sides come to terms that are satisfactory.  We call this stage "Mutual Acceptance."

One thing I didn't mention was the Earnest Money that is usually included with your initial offer.  Earnest Money is consideration included with your offer in order to demonstrate to a seller just how serious you are.  This money is, in some cases, non-refundable to you and is meant as compensation to the seller in return for taking that home off the market while all the details are settled prior to actually closing the deal.  In other words, you need to make double-darned sure you want that house before submitting an offer, otherwise, without good reason, if you back out of the deal before it closes, you could lose that money.  Now, don't get worried; if the seller rejects your offer, or presents a counter that isn't acceptable to you, you'll get the earnest back.  Your earnest money is refundable in some other cases when a deal fails as well, but exactly when, and when it is not, is something you need to discuss in depth with your Realtor.

Step Six (ESCROW):  Escrow is a general term that describes where the deal resides between the time you have a mutually accepted offer, and the time you actually close the deal.  When we say a deal is "in escrow" we are saying that we have a deal waiting to close once all the necessary components have been gathered and investigations (or due-diligence has completed.)   Once you have a mutually accepted offer, copies of all the paperwork and the actual earnest money is placed "in escrow" with a title company.  The Title Company acts as a neutral third-party in all instances and is an essential and important player in the process.  The Title Company conducts what is known as a "title search" to research what is necessary to make a clean transfer of the ownership of that property from one party to another.  Who knows, there may be liens, lawsuits, or other "encumbrances" tied to that property that may prevent a clean transfer, and often these so-called encumbrances are unknown by either party until the title search is actually conducted. 

Step Seven.. "The Signing" (sometimes confused as "The Close"):  Once all the title searches are completed, all the paperwork is gathered, financing is finalized, etc., the Title Company usually acts as the facilitator of the signing.  At the signing, you will then be, well, signing a lot of paperwork and sometimes presenting money for closing costs.  Closing costs vary greatly depending on how your deal was structured and what your lender may or may not require.  In Oregon, you may, or may not sign when the opposite party signs.   As a matter of fact, you probably won't even see the other party at all.  Once each party has signed, the deal has not "closed" necessarily.  That comes next.

Step Eight... "The Close":  The close refers to the point in time when the actual transfer and recording of Title has occurred; which doesn't necessarily happen at the time, or even the day of the signing.  We Realtors are often guilty of referring to the signing as the "the close" but that's an unfortunate practice that can sometimes lead to problems.  I made that mistake with one of my very first deals, and have never forgotten the trouble I almost caused my client who expected to move in to his house directly after signing the paperwork.  The close can happen the day of signing, but don't ever count on it.  Your Realtor, and/or the Title Company will always notify you immediately, once the deal has funded and recorded, marking the time when that home has officially become yours.

Eight steps is only the briefest summary of all that is necessary to put you into a house.  The fine details to consider, such as the timing of offers, when they might expire, how long you have, or do not have, to complete inspections and other "due-diligence" items, how to deal with third parties, Title Companies, Escrow Officers, etc., etc are the kinds of things that only your Realtor can fully explain.  If you're considering buying a home, talk with your local professional; you'll be glad that you did in the end.  Finding a Realtor that works for you is set at step three here, but it may turn out to be the most important step in the process.

Fred Jaeger is a licensed Oregon Principal Real Estate Broker and an e-PRO Certified Realtor® affiliated with High Lakes Realty La Pine, OR.  He can be reached directly at 541 598-5449 or fred@fredjaeger.com .

La Pine Area Subdivisions

A couple years ago the local newspaper asked me to provide a summary of neighborhoods and subdivisions in the La Pine area.  Surprisingly, these descriptions and prices still look pretty current even despite the so-called down-turn.  Here's what was published:

Antelope Meadows: South of La Pine center approximately six miles.  Neighborhood positioned between Highway 31 and 97off Beal Road.  Mostly one to five acre lots with dirt/gravel road access.  Mix of bare land, Frame and Manufactured homes ranging from 40,000 to mostly under 200,000.

River Pine Estates:  South of La Pine eight miles where Hackett Drive intersects Highway 97.   Hackett Drive is one of several other paved roads in the neighborhood that connect with dirt/gravel.  The neighborhood is an area of mostly one acre lots with a mix of bare land, Frame and Manufactured homes at levels mostly under 300,000.

Jack Pine Village:  South of La Pine 9 miles where Tumbo Drive intersects Highway 97.  The neighborhood has dirt/gravel access and is an area of mostly one acre lots with a mix of bare land, Frame and Manufactured homes, mostly under 200,000.

Sun Forest: Ten miles South of town where Sun Forest Drive intersects Highway 31.  The neighborhood has dirt/gravel access and is an area of mostly one acre lots with a mix of bare land, Frame and Manufactured homes, mostly under 200,000.

Lazy River South:  Seven Miles north of Town Center in the vicinity of the Golf Course reaching south, on either side of the Little Deschutes for approximately three miles.  Mostly paved access with many properties having Little Deschutes River frontage.  Mix of bare land, Manufactured and Frame homes on varying acreages ranging from low 100's to well into the 600's or more.

Newberry Estates:  Just east of Wiciup Junction where Rosland Road Meets Ammon.  The neighborhood has dirt/gravel access and is an area of mostly one acre lots with a mix of bare land, Frame and Manufactured homes ranging from the mid 100's to well above.

Ponderosa Pines:  Five miles west of town Center where Ponderosa Way meets Burgess Road then south.  Mixture of mostly paved and some gravel access surrounded by public and private woodlands.  Mostly one acre thickly treed lots with a mixture of Frame and Manufactured homes ranging from the 100's to the mid 500's.

Ponderosa Pines East: Where Dorrance Meadow intersects both Brooks and Pine Loop Drive.  Thickly treed one acre plus lots with a mixture of Frame and Manufactured homes ranging from the 100's to the 400,000 plus range.

Sunrise Blvd and Vicinity:  This is an area in the Day Road, Woodchip, and up and down the Sunrise Blvd area.  This zone features mostly paved road access and predominantly Frame built homes commanding prices mostly ranging between the mid 200's to well into the 400,000 plus range.

Wild River:  Where Burgess Road intersects both Kokanee and Wild River Way on either side of the Deschutes river at Pringle Falls.  Paved road access to lots ranging from one quarter to full acre lots.  This neighborhood features custom built Frame homes commanding prices into the 700,000 plus zone.

Crescent Creek: Planned community just north of Town Center off of Huntington.  Paved road access to mostly one eighth to one quarter acre lots featuring frame built homes with access to walking trails and clubhouse.  Prices touch into the mid 200's.

Huntington Meadows: Development just south of town off South Huntington Road.  Paved road access to mostly one eighth acre lots with Framed homes that have sold mostly in the 150,000 dollar range or, in some cases, much less.

Cagle: Just north of Wickiup Junction on west side of Highway 97 north of Burgess.  Dirt/Gravel access to a neighborhood of one acre lots with a mix of bare land, Frame and Manufactured homes at levels mostly under 200,000.

Wheeler Ranch: A development just east of Town Center in the area where William Foss meets Wheeler Road south to Finley Butte.  These are mostly quarter acre lots with Framed Craftsman-like homes in the mid 100's plus.

Pine Crest:  Five miles north of Town Center where US 97 meets Pine Crest Lane.   Dirt/Gravel access to a neighborhood of one acre lots with a mix of bare land, Frame and Manufactured homes at levels mostly under 200,000.

Deciding on a Realtor? Check Out their Ride...

Ever since I've been hanging around with a bunch of Realtors I've noticed an interesting corollary with respect to each of my colleague's choice of transportation. If you're looking for a Realtor, and can't quite decide on whom to use, you might want to check out their ride. I'll tell you why in just a minute.

In La Pine, usually about twice a month we all get together for what we call an "Agent's Tour." It's an interesting little exercise where we first meet in a central location, (way too early in the morning,) gobble up some coffee and other goodies that one of the Title Companies usually brings (which we love) then we all go and actually see each other's listings.. together, in a Caravan of our respective vehicles.

Even though we usually perform this exercise carpool style, there's always a nice little train of vehicles that arrives, seemingly in force, suddenly at the doorstep of every poor owner faced with this impending assault on their properties. The whole thing can be really quite amusing, especially in the winter when you factor in potential snow and ice, shoes-on or off in this, but not that house, the actual reaction of the homeowners when we arrive, chit-chat here and there about various features that are popular or not, how things got priced, or should have been, etc., etc., its all great fun just to watch, let alone, be a part of. Plus, it's a chance to see what everyone's driving.

Cars and Real Estate seem to go hand in hand (and I know this is a stretch, but bear with me...) The common thread that ties all Real Estate transactions together is apparently the vehicle that got the agent to the office everyday, and then subsequently carried that day's client to the property of their dreams. What choice that agent has made with respect to that which is seemingly one of, if not the most important tool in the Real Estate Agent's toolbox, is what I find interesting.

Some agents drive big American or European sedans or humungo SUVs that seem to be chosen in order to portray an image of success and a corresponding level of competence and/or expertise that enabled them to achieve that success to begin with. On the other hand, some agents choose a more subtle approach by driving an understated but capable vehicle that does the job without shouting out any intended messages or demanding any particular recognition. The thinking here, I'm guessing, is that some sellers may not want to list with an agent that's not particularly hungry, and some buyers might feel uncomfortable working with someone seeming to be a little snooty.

Others still, like myself, go for utility; image be damned. To me, the ultimate Real Estate vehicle, especially in an area like ours that demands showings in snow, mud, mountains or manicured subdivision, is a four-door, late model, four wheel drive pickup truck that will get me and my clients anywhere-anytime, with all my signs, tools and any other various gear to wherever we're trying to get. After all, if I can't get myself and my clients there, I can't sell it. There have been plenty of times when I've had clients in the truck when I was seriously thankful to have been able to engage the four wheel drive in order to get us out of a jam.

The point is that when the time comes to for you to make a decision as to which Realtor to use, just for fun you might want to check out their choice of vehicle. I think what you'll discover is both interesting and revealing. By the way, if my vehicle could say something about myself, I hope it describes an agent that is highly competent while still extremely hungry, polished but not arrogant (well, maybe a little) and someone who will do anything within reason to get there and back without getting stuck in the driveway of yours or any other transaction.

"Stick Built" or Manufactured... Which is Better?

 

Here's a topic that's almost guaranteed to bring some heat.. the now classic question (or argument) with regard to which type of building construction is better to purchase.. "Stick Built" (classic on-site framed construction) or a home that has been, for the most part, "Manufactured" at a remote site and assembled, at least partially, on-site.  There's a lot of strong opinions out there, so let's see if we can sort it out.

Ironically, one of the classic arguments, for both systems, is the notion of Strength of Construction.  Those that favor frame construction will argue with great gusto that there is simply "no question" that a frame built home is, by its very nature, a more sturdy and better constructed structure, better suited to endure the rigors of time, weather, and well, just life.  On the other hand, those in the Manufactured and Modular camp will argue the very same points.  They begin by saying  that the fact that the home has to survive getting delivered in the first place necessitates a level of construction that is stronger than any stick built home. 

"Modular homes are the strongest of all frame homes built, because they are built with more framing and fastening materials to withstand the stress of transportation and erection." (http://www.ritz-craft.com/about_advantage.cfm)

Manufactured homes are built using an assembly-line process that encourages a consistent high level of quality. Manufactured Homes are assembled within a climate controlled environment that does not expose construction materials to the elements.  Conversely, a stick built home isn't constructed within cookie-cutter guidelines that limit flexibility.  An on-site contractor has the freedom to make last minute modifications, corrections and/or improvements that are not always offered to the manufactured home customer.  It is this very flexibility and overall versatility of design and/or construction of a framed stick-built home that allows for a level of superiority above and beyond that of the alternative.

Or so it's said.

One positive argument concerning Manufactured/Modular construction is that it is almost always much more energy efficient.  But this isn't always a plus.  Some manufactured homes are so "tight," that they are sometimes too efficient.  Modern manufactured homes can seal the indoors so effectively from the outdoors, that "fresh" airflow from the outside can be virtually eliminated.  Indoor air quality can actually be a problem with some manufactured homes if airflow is not carefully managed.  On the other hand, that's a strange argument in favor of a relatively drafty stick-built.
Lets just leave it as a matter of opinion beyond the scope of this venue to determine what type of construction is superior.  There are however, other factors to consider before purchasing either.  How about price?  Stick built construction whether superior or not is more expensive.  No question.

Manufactured home construction is highly efficient allowing for more bang for the buck.  If you're a 200k or lower potential home owner, you can achieve a far higher level of "finish level," dollar for dollar, with a manufactured home.  In our region of Central Oregon in particular, if you're looking for a home in this price range, there's a lot of very nice manufactured homes available with acreage and outbuildings.  On the other hand, stick builts under 150 thousand are few and far between and what you can find is sometimes in need of a lot of TLC.

Unfortunately however, manufactured homes are at times more difficult to finance and if the unit is, say, a single-wide made prior to June of 1976, well forget financing; its virtually impossible.  Many lenders warn that such difficulty of financing will only increase in the near future, and some even argue that this potential difficulty of re-sale should be included among those items that must be formally "disclosed" to buyers.

Some people just look down on any kind of manufactured construction.  Right or wrong, manufactured homes still, in some circles, carry the stigma of being "trailers" belonging in "trailer parks" while being occupied with residents of a corresponding negative demographic.  These things should all be considered before you buy and especially if you ever intend to re-sell your beloved modular or man-home.

A huge percentage of us in this area have opted to take the manufactured route, (myself included) but that doesn't mean everyone should follow suit.  As a Realtor I sometimes catch myself leaning in both directions. I really do love my little double-wide above even the stick built homes I've owned before.  For me, at the time I bought it, it made perfect sense.  I will say however, that especially after being exposed to a lot of different alternatives, there's no question that when you walk into a particularly nice site-built home that the feeling is that you're no longer fooling around and have entered into a "real house."  I'm a big manufactured fan, but there are times when the solid feeling of permanence and substance inherent in a quality stick built, simply can not be denied.  Of course, it's one's own individual life circumstances that will determine the proper choice to be made in the end.

Fred's favorite ways a deal can get killed in Escrow...

I just love all those Real Estate shows on the TV lately where an accepted offer arrives and the Realtor declares, "You got the house!"

HOLD THE PHONE!  It's about at this point when I start screaming "NO YOU DON'T!" while simultaneously throwing something at the tube.

There's a long way to go once a deal hits escrow before it's actually closed, so lets look at just a few ways a deal might actually fail post mutual acceptance:

Fred's favorite ways a deal can get killed in Escrow...

• Inspector makes it his mission to find anything and everything wrong that he possibly can.  Nice job Mr. Inspector; you certainly are thorough.  I'll make sure to recommend you.

• House won't appraise.  Sometimes this is due to some of our own creative Monkey Business like asking the Seller for closing costs and bumping up the purchase price as an offset.  Nice job everyone on that one.

• After getting "Pre-Approval" for the home, Buyers decide to purchase "new furniture for the house" on credit.  Or a car, boat or other "must haves" prior to what would have been the close.

• Lender can't get final "Underwriting Approval" for a thousand different reasons, even after so-called "pre-Authorization."

• Buyer gets cold feet and just can't go through with it.  (This is my favorite.)  Will forfeit Earnest Money in Escrow and has no problem wasting your time as well.

• Upon pre-close walk-through, it is discovered that the Seller changed out all the sparkling new appliances present at the showing for 25-year-old models.  "We didn't say THOSE appliances were included."  Nice job Mr/Ms buyer's agent for not spelling it out in the EM Agreement to begin with.

Getting mutual acceptance on a deal is a nice start, but that's all it is.  Once an offer is accepted there is so much that can go wrong, like bad appraisals, failed financing, and bad inspections that can't get negotiated.  Real Estate professionals that fail to prepare their clients for these potential down-sides are doing a dis-service to their clients.  So hold on... cross your fingers and fasten your seat belts once a deal gets accepted; that's when all the real fun begins.

A Dysfunctional Relationship with Summer

It seems to me that most of us in La Pine spend about eight months per year dreaming about summertime.  I’m not too much of a cold-weather wimp, because you can’t be when you live in a place that has a higher altitude than the pass at Government Camp (roughly 4200 ft for La Pine vs. 3940 ft for Government Camp).  Luckily, however, the little kid inside of me still delights at the sight of snow, quite possibly because that same inner child hopes that with the white stuff, might also come a day off from school.

Yep, most of us here are pretty cold-weather hardy, but personally, when it comes to summer, I can’t decide if I love it or hate it.  That’s right I said it, and here’s why…

• The Skeeters!!  I’ve lived in some pretty swampy places in my life, including Florida, but this has got to be the toughest place I’ve ever run into when it comes to dealing with mosquitoes, no kidding.  The biggest mystery to me, however, is where exactly do they come from?  I’ve always heard that standing water or being in the vicinity of a somewhat swampy area is the prerequisite for breeding mosquitoes.  There are neither in the vicinity of my house, aside from the Little Deschutes that is roughly 1500 yards away (that’s fifteen football fields; I just measured it), which is not exactly right around the corner. Nevertheless, they’ll still pretty much just carry you off from my yard if you’re foolish enough to walk out there unprotected.   And other than dousing myself with seemingly toxic chemicals every time I step out, I’d love to hear what alternative methods are being deployed to deal with the little buggers.

• The Heat!  Ok, I just said I’m not a cold-weather wimp, but I totally admit to having just about zero tolerance for temperatures above 75 degrees.  The sun to me seems intent on both overheating me to a miserable extent while simultaneously sucking the very life-force out of me.  Nope, you won’t be finding me “laying out” anytime in the near future.   And although we really don’t have to deal with long periods of super hot weather here, those days in mid July when temps crack into the nineties, or worse, I’m not a happy camper.

• Having said that about the heat, here’s another strange irony that occurs every summer… Every morning, because I’ve opened all the windows in my house during the night, it’s like 50 degrees (or less) inside when I wake up and I don’t dare turn on the heat if I am to have any chance of being comfortable by 4:00 that afternoon.  Because of this phenomenon, I freeze my keester off more in the summer than I ever do in the winter! 

Ok, ok, I’m not even going to start in on the great billowing greenish-yellow clouds of pine pollen we’ve witnessed this year (and every year) or the this-or-that other thing that I could moan about.  I won’t, because it’s summer I have a dysfunctional relationship with, not La Pine.  As a matter of fact, when I think about it, it’s summertime in La Pine when I can step out on my deck at night, take in a deep breath and smell the sweet fragrance of the trees while staring awestruck at the sight of a crystal clear sky full of stars. It’s summertime when the flowers come out and deer grace my property by just showing up.  It’s summertime when I can go on great hikes through the forest with my dog and it’s summertime when I really do have the most fun.  I said that I sometimes can’t decide if I love summer or hate it, but in the end, I have to count myself among those who dream about summer during the winter while never wishing that I were in the middle of a snowstorm in August. 

Alright Already, I Admit it – My Vehicle’s a Little Sloppy

When I first got into Real Estate, I promised my self that I'd keep my vehicle in tip-top, ultra-clean condition, ready at all times for my clients.  The reality is however that somehow every time I've got a showing you'll find me making a mad dash out to remove trash, dog hair, nose prints, mail or other various Real Estate Implements-of-Destruction (anybody remember Alice's Restaurant?) just in the nick of time before we need to dash.

This has got to stop.

But it's not just the inside.  (If you could see my head, it would be hanging in shame.)  My problem unfortunately extends to the outside as well.  Who knew these darned vehicles actually require an occasional scrubbing once in a while? 

I sometimes kid around with my colleagues that I wash it twice a year, whether it needs it or not, but then I hear the knocking on the wood of my inner voice telling me that twice a year may not be that much of a stretch in my case.  Ouch.

And I haven't even mentioned the ever-accumulating mountain of signs, stakes, frames, riders, flier boxes, hammers, zip ties, on and on and on that is ever present in the bed of my truck.

Yikes, just talking about this is getting embarrassing!  My truck, my clients, and myself need some help apparently.  If there's any kind of Real Estate clean-up rehab or something out there, well, alright-already, I admit it... I need it.  Oh and please, what ever you do, don't start on me about my desk.

Owning Real Estate is a Modern Concept

I'll never forget what I did that first time I purchased Real Estate.  I actually sat on the ground of that property and, just like a kid, played in the dirt.  I just had to feel the ground, dig down into it with my hands and let my fingers feel the rocks, sand, sticks and mud of this tiny piece of the earth that had somehow, incredibly, become mine.  I looked around at the trees blowing in the breeze, and yes, I admit it, I had to run up to a couple of them and give'm a good squeeze.  How could I not have?  Tree hugger or not, to own your own land is a feeling like none other.  I don't know, maybe it's a guy thing, but I doubt it.  To this day I still occasionally walk around my humble little property and marvel at the still seemingly impossible notion that it could actually be mine.

But then of course, it's about now when reality slaps me in the face.

It's about now when it occurs to me that even if the property was paid off, and it technically were "mine," that in reality, it's not.  You see, in this country, God love it, we may hold title to Real Estate, but it's the Government that reserves the right to take it at any time of its choosing, if it feels the need. 

Thankfully the "Just Compensation Clause" of our Constitution's Fifth Amendment provides that although our land can be taken, at least we've got to get paid, supposedly at fair market value.

Without regard to the whole notion of "Eminent Domain," even if I never had to worry about the government's stepping up and deciding it just had to have my property, there are other ways it can take it from me; like via taxes, or rather, because of my possible failure to pay them.

If I had the power to eliminate any tax, it would be the property tax.   (Do I sound like a Conservative?  Read on..)   To me, the property tax is the government's little reminder to us all that it's not we who actually own our property; it is our government who does, and to whom we pay rent every year for the privilege of occupying that space.

Ironically, after even a short study of our system of government and its place in the whole scheme of things what becomes blatantly apparent to me is that this whole "right" - "left" labeling trap we've all fallen into during the last couple of decades has very little foundation.  This is especially true when trying to tie one or the other into some kind of idea of Liberalism or Conservatism.  For one thing, since we're talking about theoretical "Private Property" ownership, it should be noted that the very notion of someone actually owning his or her own land is a relatively modern concept. 

Relative to human history, "Free Enterprise" and the whole idea of a so-called "Capitalist Democracy" in the first place is, in truth, an extremely Liberal concept.  And although the so-called Conservatives today tend to champion the idea of lowering or eliminating taxes, that idea could be argued as a purely liberal notion, bordering on the radical-left.  After all, it really wasn't that long ago when it was the Kings and Queens of the world who ruled over everyone, and owned it all as well.

But I didn't mean to tread down that path, other than to point out that there are a whole lot of flaws in this whole notion of "Right" or "Left" and when viewed in the proper context, it's pretty silly at best and completely illogical and historically inconsistent at worst.   We're all Americans, and in most things we all agree; like the idea that all of us should have the freedom, if not the right, to pursue the American Dream of Home ownership.

I'll never forget how I felt, as I described at the beginning of this story, when the day finally came when I bought my first place.  And although it's the government to whom we actually pay rent, it is the fact that we are allowed to control that property, work it, improve it, put it out on the open market and actually re-sell it while pocketing the profits, that is such a wonderful thing; a privilege worth recognizing as neither right nor left, but essentially and fundamentally American at its core.

Real Estate sales is a marvelous component of modern western thinking; a system that really works for the most part, despite an occasional slap in the face with the down side of a market system that can be as harsh as it is normally generous.  It is, however, the actual owning of Real Estate that's even more magical to me.  It's not the process of buying and selling that is most meaningful; it's that moment in time, illusory or not, when dirt is in one's hands, and the ground is under foot, when the spiritual impact of property ownership is fully recognized and appreciated.