Tag: martincrossrealtor@gmail.com

A New Condo Just In Time For The Holidays.

Posted on by Martin Cross

Kris sent me a text in early November saying that she wanted to start looking for a condo. The end of the year isn’t always the most opportune time to go house shopping because there are less homes on the market. Both because people don’t want a bunch of potential buyers tromping through their home in the winter time, and they don’t want to disrupt the flow of their holiday celebrations.

Buying a condominium requires a bunch more patience than purchasing a home to begin with, because there are several other layers of complication. The largest of which is finding a condominium complex that has a good homeowners association (HOA) that is well run, well financed and free of any current, or upcoming assessments that require big outlays of cash by the owners, new or old. To increase our challenge, Kris was buying using an FHA loan. The Federal Housing Authority requires that for buyers to purchase a condominium, the complex must be an FHA approved complex. This narrows the field of options quite a bit as many condominiums don’t want to, or don’t qualify to go through the process to get “FHA certification“.

Undaunted and full of patience we started our search with realistic expectations. At the time, there were only four condominiums available that were FHA approved, and only 3 that were within her desired price range. We visited all 3 and 2 were immediately ruled out for condition and/or guest parking situations that were completely inconvenient.

There was one possible contender that was well-maintained, had some recent updates, and had a layout that she liked. However, it backed right up to a freeway, and also not only had a situation where guest parking was less than ideal, it also was a huge complex that was half used as rentals that were managed by a separate management company. In reading the reviews of the apartments it seemed like it could be a place full of challenges.

Kris was just about to ask me to write an offer on it anyway when another condominium, in a different area, had a serendipitous price drop. The price was still slightly outside her comfort level, but after we assessed the benefits of a quieter, prettier complex with convenient guest parking and the likelihood that these features would increase the ability to resell should the time ever come, Kris was convinced that we should go for it.

As often happens in a market like this, once a property experiences a price drop, it can suddenly become one that several buyers are interested in. As such, we entered into a competitive offer situation, but emerged, triumphant and began the transaction process!!

As mentioned before, on top of the typical hurdles of buyers inspections and the property needing to appraise at value, usually the biggest challenge in purchasing a condominium is the research and analysis of the homeowners association, and how well it is run. There’s a special time period in real estate transactions for the buyer to do their due diligence and thoroughly investigate all aspects of how the HOA is run. Fortunately, in this case, once the seller provided us with the piles of documents required (meeting minutes, bylaws, reserve study & CC&Rs, etc) Kris’ analysis showed that the HOA was very solid, well funded and run well.  On top of that, the property inspected well and the appraisal came in above sales price!

Just a few short weeks later, I was privileged to be able to give Kris the keys to her new condo just in time for the holidays!

Priced out of Portland & Vancouver? Consider the move to Longview!

Posted on by Martin Cross

It’s getting tougher every day for first-time home buyers to purchase in the Portland metro area. But if you’re willing to expand your search, buyers can get a lot more bang for their buck just an hour north in Longview, Wa.

For example, this fully remodeled 3 Bedroom 1 bath home, complete with a garage and large fenced yard, can be found in the mid $300s. All in a quiet neighborhood and close to a beautiful lakeside park.

If you or someone you know is looking to buy or sell property in Oregon or Washington, give me a call!

 

Bridge photo credit: Nathan Holth

Midcentury Time Capsules like this don’t come along every day!

Posted on by Martin Cross

This large 1955 custom built daylight Ranch is a midcentury modern classic with Mt St Helens View! Van Laeken was a premier modernist builder of the day and it shows in every detail! Built in cabinets throughout, custom tiled baths, high end wallpapers and hardwood floors are just a few of the outstanding details of the period.

5 bedrooms, 3 baths, 3 fireplaces, 2 family rooms, formal dining area and large living room with huge front window just add to the warmth and charm. .20 acre lot with large partially covered patio is just begging for your entertaining ideas. 3 bedrooms on the main floor and 2 more plus an office on the lower level offers tons of flexibility and ADU possibilities!

Just 3 blocks to Fernhill park, and walking distance to Kennedy School, New Seasons and tons of local eateries and watering holes!

Apparently cats approach buying a farm very differently.

Posted on by Martin Cross

Buying or selling a home in normal conditions is one of the most stressful things a person can do. Right up there with getting married or moving across the country. Selling one home while trying to buy another one contingent upon the sale of the first takes the stress level up 10 notches. If you run into any friction along the way such as complicated repairs or negotiations, stress levels go through the roof!!

But with experienced, cooperative agents on both sides, level heads on the part of both buyers and sellers and holding onto the idea that everyone wants the same thing, which is to close the deal, we can usually make it to the finish line!

This is exactly what happened to Zippy & Spark. They were selling their North Portland home while also in contract to buy a farm in Washington when extensive and complicated repairs were discovered in the inspection process. Getting bids from contractors and finding one with the available time to start the work quickly raises the level of stress and possibly increases the time it can take to close the deal. Thus, possibly putting at risk their ability to close on the farm purchase.

But with my extensive list of contractors to call, cooperation from the other broker who kept her buyers hopes up and especially with encouragement, expert advice and consultation from mine and my sellers friend and Realtor Dale Schiff, along with tenacity on the part of my sellers who dug in and contributed time and effort to get the job done, we were able to get the repairs negotiated and completed in less than two weeks so we could close of the sale on their home and the purchase of their new home could be completed.

Apparently, cats approach buying a farm very differently.

Charming Richmond Division Bungalow!

Posted on by Martin Cross

This sweet vintage bungalow features all the charming period details that you crave like large open living spaces, fir floors, large covered porch & fireplace.

Ideally located just off coveted Division St. with restaurants, shops and nightlife within steps of your door. 

The huge backyard, unfinished attic & full basement are all waiting for you to take this sweetheart to the next level.  Basement has an outside entrance too for possible ADU and the attic is just waiting to be converted into a large owners suite. Walk and Bike Scores both 94!

Sometimes a Seller Goes Above and Beyond!! (Or, Kate and Katy buy a house!)

Posted on by Martin Cross

Like most first time buyers, Kate and Katy were nervous. Not just about the process of finding a home amidst the competition that’s driving the Portland market right now, but nervous that they’d make a poor choice and end up with a lemon. 

I work hard with my clients to make sure they understand the home buying process, especially where inspections are concerned. We talk in detail about the different inspections that can be done and the benefits and limitations of each. 

After viewing numerous homes, writing several offers and getting defeated, we finally found a sweet little bungalow in Southeast Portland that they LOVED and were prepared to fight for.  It appeared to be a flip which at first always concerns me because some of those flippers don’t put the time and attention into the details, especially the inner workings of a home. But after our initial walkthrough I had the distinct impression that this house was better finished than most. The attention to detail far exceeded the quality of a normal flip. 

We crafted a very strong offer and we lucky enough to be able to talk the listing agent and seller into accepting it before the offer deadline. So we were off to the races!!  

Once our offer was accepted we did a wide array of inspections, all of which passed with only minor, easily correctable concerns. Our home inspector even said this was the best flip he’s ever seen. But, one of the contingencies we had that helped us to win the offer on this home included a promise not to ask for any single repair under a certain dollar amount. As such, there was nothing we could technically request on the repair addendum. 

But in a rare move, the seller requested to see the inspection report even though we were not requesting any repairs. In an even rarer move, a few days before we were closing I got a note from the sellers agent telling us that’s a seller had gone back through and made numerous fixes to the minor repairs needed. Amazing, unnecessary and unprecedented care from a seller. What a nice cherry on top of an already smooth transaction! 

I couldn’t be happier for Kate and Katy. 

JUST LISTED! Colorful Cozy Casita in NE!

Posted on by Martin Cross

This charming home has large bedrooms, tons of closet space & newly redone bathroom with new floors, vanity & sink. The kitchen has new flooring, range, countertops, sink & brand new Olympia 5 stage water filtration/reverse osmosis system. Nest thermostat, gas furnace and AC! Gorgeous, fully fenced yard boasts color year long & comes with, 2 sheds & raised garden beds. A fully roofed & screened patio makes a great catio or the perfect place to set your hot tub!

260 NE 190th Portland, Ore. 97230 ~ Listed at $369,000

2 bed | 1 bath | 1008 sq. ft. 
MLS# 21612375 | Taxes: $2525 | Lot Size: .16 Acre
*DO NOT DISTURB OCCUPANTS. SEE RMLS FOR OFFER/VIEWING INSTRUCTIONS*

We came, we saw, we bought it!

Posted on by Martin Cross

It wasn’t quite that simple, but in this market, when your buyer gets to buy the third house they look at, that’s a pretty good week. Three hours, three houses, three offers and 3 1/2 weeks later we closed! Chris couldn’t be happier with his first home and I couldn’t be happier for him!

Family Opportunity Mortgage

Posted on by Martin Cross

I learn something new every day… Well, almost every day, and certainly every month. Last month, I learned about what is often referred to as a Family Opportunity Mortgage. Turns out, Fannie Mae allows a person to qualify to buy a home as if it’s an “owner occupied residence”, even though they are buying the home for elderly parents, or in some cases children to live in.

According to Fannie, an offspring may provide housing for an elderly parent if the parent does not have sufficient income to qualify for a mortgage on his or her own. And, the parents don’t have to be on the loan.

This means you can provide housing for your parents and obtain the same rates, fees, etc. as if you were buying a home to live in instead of paying the higher, second or investment home rates and fees. And, you don’t have to live in the home, your parent or parents can live there and you can stay where you are. Although, you can, in some cases use this program to by a multifamily property such as a duplex, triplex or fourplex and live in one of the units while your parent lives in another and still qualify for the lower owner occupied rates.

*It should be noted that I am not a loan officer and that you should verify all this information with one on your own as programs may vary from lender to lender.

Sometimes the second times a charm!

Posted on by Martin Cross

Derek and Julie were referred to me on short notice with a somewhat, urgent need to find a home. They were already in contract to purchase a gorgeous home in Southwest Washington when newly revealed information led them to realize they could not live in what they thought was going to be their dream home and they would need to terminate the transaction. 

Needless to say, since their home was already under contract to be sold in a few weeks they felt a definite sense of urgency to find a similarly wonderful home quickly. After viewing numerous homes we found what they believed could be made into the perfect place and we set about crafting an offer. 

In a multiple offer situation, we were able to strategize contingencies and timelines that would entice the seller and beat out several other buyers to get into contract!  Fortunately, the inspection period went smoothly and we received a clean appraisal so they were able to close on time and are looking forward to moving into their new place! 

Oh my God we have a house!

Posted on by Martin Cross

Mea and Thom entered this crazy sellers market well educated and with delibrance. Taking their time, educating themselves on the process, watching as homes sold and talking with me about what to expect when they were ready to make an offer. Unlike many people in today’s market, they had no sense of urgency. Their living place was secure so they could take their time and see enough homes to be confident in their needs and wants.

After looking at a half dozen or so houses, and still feeling like the were in the “research’ phase, we found this sweet little dream boat of a house and she checked all the boxes. With a strong offer and a few clever contingencies we got them into contract on the first home they offered on!! After sailing through inspections, they closed right on schedule.

One of my favorite parts of this business is handing over keys and seeing the excitement overflow from my buyers as the reality of home ownership sets in. Watching Mea exclaim “Oh my god we have a house!” as she hugged Thom filled my heart.

So give me a call when you’re ready to exclaim “oh my God we have a house!!”

Oh My God, We Bought The Farm! ~ Chickens & Goats & Horses Oh My!

Posted on by Martin Cross

Oh my God we bought the farm!  Chickens & goats & horses oh my!

 

When Kelly first approached me about looking for some property in the country she had several items on her “needs and wants” list. I don’t think she ever thought she would get it all AND MORE!!

She wanted a place in the country with at least an acre, preferably two or three, it needed to be move in ready-ish and preferably have a barn or outbuilding and space for a garden, chicken coop and possibly a greenhouse.

So off we went, over the hills, up the valleys and along the rivers. We went north, we went south, we went northeast and Southwest. Finally, she sent me a cute, tight looking 50s house on 6 acres north of Longview.

Not only was it more acreage then she dreamed of, it was already set up for horses, came with a barn, small greenhouse AND chicken coop, complete with chickens!

This was it! It felt like we had to act fast! The seller already had two offers in and more showings scheduled the next day. But, have no fear I said! We can do this!

Through careful discussion with the seller’s agent I was able to find out the list of terms and conditions that were important to the seller and we were able to negotiate a fantastic offer with a super fast closing date if the seller agreed to pull the house from the market and cancel any upcoming showings.

Even in this insane sellers market, through my knowledge of the market, great communication with the other agent, and the use of some clever terms and conditions I was able to get their offer accepted and Kelly and her family were able to say, oh my God we bought the farm!

 

Gratitude in Pandemic Times

Posted on by Martin Cross

In early March of this year the pandemic was just beginning to feel real. While most of us still had no clue as to the magnitude or impact of the problem, many of us were beginning to consider making changes to the way we moved through the world. I hadn’t started wearing a mask yet but I began social distancing, wiping down surfaces in homes I visited or held open houses, and avoided contact with buyers sellers and other agents. I remember the first weekend in March when agents looked at me weird, or giggled when I told them I wasn’t shaking hands for a while.

But, as the reality of the world situation started to settle in, I just naturally expected that people would be staying home, working from home, and planning to stay living where they were. I started circling the wagons in preparation for a slow year of business. It was still too soon to tell where things were going but of all the options I considered for what the business year would look like, there wasn’t one that looked like a fairly normally busy year for me and a banner year that some agents have experienced. I hadn’t seen the writing on the wall yet that a combination of lowering interest rates, low housing inventory, people working from home and their desires to be closer to their families or further away from the masses would combine to make for a busy real estate year. All of that said, I have been grateful for the ability to help people land where they wanted at a time that has been and is very disruptive and troubling to most of our lives.

With all of that comes mixed feelings. While I have been able to maintain a comfortable, albeit much less social and more hermited lifestyle, many people around me have struggled immensely this year and anticipate further and more difficult struggles into 2021. I can only imagine the pain and difficulty that many have felt through job losses, illness, the loss of loved ones and displacement from their homes.

As this year comes to a close I feel deeply grateful for my health, the health of my clients, friends, family and my partner. I am grateful for Living Room Realty,    the Real Estate Community and our clients willingness to adapt to doing business in a very different and much safer way. But most of all, I’m grateful for the emotional support I’ve received and especially the support I’ve been able to provide everyone around me. If I can be there for you, please don’t hesitate to reach out.

Be well,
Martin ❤

Josh & Karley couldn’t be happier!

Posted on by Martin Cross

Josh & Karley couldn’t be happier!!

Their needs for a first home were simple. A solid, minimum two bedroom, one bath home, in a good neighborhood. One that will have solid resale value in a couple of years when they are ready to move up to their next home.

Josh really doesn’t like the city, especially the Portland, Vancouver area so we set our search further north. Our search eventually landing us Longview. We were able to find them a sweet house, a few blocks from the lake that has a number of recent updates but still room for Josh to add some sweat equity.

With a strong offer, some persistent negotiation, and a good lender we were closed in less than 30 days!

As you can see, Josh & Karley couldn’t be happier.

JUST LISTED! Darling FOPO Bungalow!

Posted on by Martin Cross

7325 SE Insley St. Portland, Or. 97206 

This darling FOPO bungalow sits on a quiet street that’s super close to happening Foster and Woodstock and just two blocks from Portland Mercado and Mt Scott park. Features original wood floors, high ceilings, Rejuvenation and Schoolhouse lighting, remodeled bathroom with Pratt & Larsen & subway tiles. Updated windows & plumbing, new 96.5% Carrier gas furnace, new electric water heater and fresh paint inside and out! Wonderful full length covered front porch, great sun exposure in massive fenced yard & garden space with mature plantings. 86 Walkscore & 74 bike!

MLS#: 20391238

$359,000

When The Neighbor Asks….

Posted on by Martin Cross

Generally speaking, when the neighbor asks… “would you like to buy our house before we put it on the market“ the answer is… maybe… “let me ask my REALTOR®”.

I’ve found that, more often than not when people want to sell their home directly they have unrealistic expectations as to the value of their home. It’s rarely the case that they just want to sell their home for a “fair” price without the hassle of listing, open houses, showings and waiting. It’s even less often the case when they are already living elsewhere. So, needless to say, when my buyers came to me with this idea I was dubious.

But, when that house is not only very fairly priced but also a big, beautiful, well maintained, craftsman with four bedrooms, two baths, a full basement with tall person ceilings PLUS a sleeping porch, garage and tons of storage on a corner lot then the answer is always YES!

This was exactly what happened for my buyers and I couldn’t be happier for them. So remember, when the neighbor asks… Just call your local REALTOR® (that’s me!) and ask their opinion.

Light, Bright & Airy!!

Posted on by Martin Cross

JUST LISTED!

This contemporary styled two bedroom home has soaring vaulted ceilings that give it a light, bright and airy feeling. Spacious bedrooms each have double closets plus a bonus loft looking over the main living area.  Two full bathrooms!  Large laundry room off the kitchen with space for pantry or storage. Fenced, low maintenance yard & patio.

Great HOA! Low dues include garbage, sewer, water etc.

16611 SE Naegeli Dr. 97236

$250,000

JUST LISTED! Multnomah Village Charmer!!

Posted on by Martin Cross

Lovely 1970s home with tons of original charm. Great floor plan, lovely yard with mature plantings and a large deck for spring and summer entertaining. Solid home just waiting for your personal touch. Newer siding, windows and roof. Just a half mile to all the cuteness of Multnomah Village and its great shops & restaurants!

7327 SW 27th Ave. Portland, Ore. 97219

$375,000

JUST LISTED ~ TRULY UNIQUE MIDCENTURY TREEHOUSE!

Posted on by Martin Cross

Perched on a hill above greenspace, this home is truly unlike no other.  The wall of windows fills the home with natural light and makes you feel like you are living in the trees. The vaulted open beam, wood ceilings and incredible floor to ceiling rock fireplace are focal points of it’s high end mid-century modern architecture.

Designed and built by Willard E. Schwarz in 1964 at which time the home was awarded the distinction of being a Gold Medallion Home, for innovative use of electricity. This two bedroom two bath treehouse backs up to George Himes park, is just 5 minutes from downtown in the Parkhill neighborhood exactly one mile from Hillsdale proper and Wilson High.

The flexible living space affords many possibilities. Perhaps the lower level could be converted to additional living space and used for a family member or as a rental, either long term or Airbnb.

6555 SW Parkhill Drive Portland, Ore. 97239

Open Houses Saturday & Sunday

$479,000

Flyover Video

 

So many questions, so little time…..

Posted on by Martin Cross

Home shopping can bring up many potential issues, ideas for home improvement and remodeling projects and TONS of questions about previous choices that past owners have made. Not just the usual, where do I want to live? How many bedrooms do I need and whether or not a yard is important.

But also things like, gee whiz, with as many HUGE cracks as there are in the foundation, and as much settling thats occurred in the driveway and backyard, will this 1920s house’s basement leak? Stand another 50 years? Why would someone re-roof an entire home except the 50 year old addition that  just needs a little TLC? Why would you spend so much money on high-end appliances and countertops and yet do you such a mediocre job on the window and door trim, use two different sizes of the same tile, in the same row on the bathroom wall and let your 7 year old do all the caulking in the bathrooms?

Also, more important questions like, what would it take to refinish the wood floors, strip the wallpaper, repaint the homes entire interior and reconfigure the kitchen? How much is a new furnace? Is that mold on that wall? These and many other questions can be incredibly important to find answers to BEFORE committing to purchase property. While I’m not a contractor and I can’t answer all these questions for you, I can and will point you in the right direction and help you find the answers to any questions you might have whether you’re buying or selling your  home, building or multifamily property!

Please, give me a call and let me help.

From Reno to Portland in 33 days.

Posted on by Martin Cross

From Reno to Portland in 33 days.

Matt and Eliese found out in mid-September that due to the wonders of digital communication, they could move anywhere they want and keep their jobs, working mostly remotely. Of course, being connoisseurs of our beloved Portland, they chose to move back here where I originally met them over 12 years ago.

They had already done a lot of online research and had identified neighborhoods they hope to live in. On October 8th they came to town and we begin our search. 7 houses, 20,912 ft.², 25 bedrooms and 21 baths later, we we’re back to the one that was their original favorite. A lovely five bedroom, four bath Old Portland Craftsmen in the Creston Kenilworth neighborhood.

We made the offer on October 9, closed on November 6th and they move in this weekend. And the bonus round? Not only will they be back in Portland, they will be less than 25 blocks from me. Welcome home Matt, Eliese & Gemma!

I Don’t Love Fall.

Posted on by Martin Cross

I know it’s an unpopular opinion but I simply don’t love fall. Sure, I love the beautiful changing of the leaves, the contrast of the cold crisp mornings with the warm afternoons, when the air feels so clean and the skies are so clear. I love watching nature take it’s next step in the cycle of life. I like harvest time and the feeling of bringing in the last of the vegetables from my summer garden.  But I still don’t LOVE fall. I don’t like the cold mornings, the bundling up, the need to layer on the clothes and jackets and most of all I don’t like the shorter, darker days that signal that winter is coming. Winter in Oregon. Bleh. I’ve been here my whole life and even though I know all the benefits, the cold, wet days of winter just grind on me now. I don’t like the cold. I don’t like the rain. But most of all, I really can’t stand the ever present grey smear that coats our skies from November until April.

I love Oregon, but I don’t love fall.

What are you nuts? You want to buy a house the same month you get married?

Posted on by Martin Cross

Nicky and Nigel have been saving for years to buy a house in the spring following their wedding. With their wedding date set for late September, the last thing on their mind was buying a house in mid-August, especially following some challenging life transitions. But life has a funny way of rearranging our priorities, and never being one to shy away from a challenge, they decided they really wanted to buy a house right before they got married so they could have all the stressful things put to bed and roll through the holiday seasons in their new home as newlyweds.

When Nicky called me up and told me they wanted to go home shopping now instead of spring, I told her she was a lunatic! Doesn’t she know that buying a house is the second most stressful thing a person can do… second only to GETTING MARRIED! But they were determined so, armed with the knowledge and education they had been gleaning over the past two years, a list of expectations and a flow chart of the home buying process, off they went that very weekend!

The first day they went to four open houses on their own and together the next day we toured three, two of which they had seen the day before.  But even before we left on our tour that day, I told them I thought the house for them was the last house we would see, a wonderful, modestly sized contemporary craftsman. Something told me, that this style of house, and maybe even this particular house was the one for them. I jokingly said we should just start there and be done with it!  But, because I believe that seeing a variety of homes can provide the contrast needed to make an educated decision and Nigel & Nicky really really liked another house they had seen the day before, we stuck to the logical plan and set off to see all three. 

The first was a non starter but the second stop was a lovely home with large open spaces and an yard full of incredible, Japanese style landscaping. They were ecstatic! They loved it and really wanted me to see how it was a good fit and they seemed like they were ready to write an offer.  But always being the voice of reason, I had concerns. While I loved the yard, it seemed like a minimum of ten hours of work a week to maintain as it was, the home had some odd spaces and the flow wasn’t great. Plus it didn’t feel like it was well built, it sat on the corner of a busy street which can seriously affect the possibility for resale, and the owners had recently raised the price for no apparent reason other than they “decided it was worth more” after previously having lowered the price twice. This can sometimes be a sign that owners aren’t really committed to the process of selling and may be difficult to negotiate with. 

I really wanted Nicky and Nigel to think twice before writing an offer on this one but their excitement was palpable as we headed off to see our last stop, the modestly sized, contemporary craftsman. It didn’t take long for both of them see the difference in the quality of construction, the more sensible layout, and to see and appreciate the possible benefits of a smaller, lower maintainance yard. Even so, I was surprised when they said… This is the one!

In just over four weeks later, with one of my smoothest transactions of the year, Nicky and Nigel were new home owners with 10 days to spare before getting married. Armed with determination, the proper information, a strong lender behind them and of course the help and guidance of a great Real Estate agent, I guess they weren’t that nuts to want to buy a house the same month the get married. Congratulations on both you two!!