Tag: vancouver real estate

New Construction vs. Older Homes: Finding Your Match

Posted on by Sofia Gallamore

If you came here for an easy answer, I’m sorry to disappoint you right off the bat. However, there really is no “right” choice between a new construction home and an older one. The best option depends on your lifestyle, needs, and current situation. For our purposes today, we’ll define “older” homes as those built before 1980. This was around the time when homebuilding practices changed with regulations on materials like lead-based paint and asbestos. Now, let’s dive into the pros and cons of each!

 

Advantages of New Construction

  1. Turnkey
    With new construction, you don’t have to worry about replacing stained carpet or refinishing the wood floors before moving in. If you’re not one for taking on home projects, the luxury of not having to do any renovations upon move-in is huge!

  2. Energy Efficiency & Up-to-Date Codes
    Builders design new homes with energy efficiency in mind, often equipping them with the latest tech, like high-efficiency windows and insulation. They also follow current building codes, reducing the need for short-term upgrades and helping to keep energy bills lower over time.

  3. Builder Incentives
    New construction homes sometimes come with financial incentives. Since builders have sales quotas, they often offer things like rate buydowns or closing cost assistance in order to meet them. This can provide you with some welcome savings, especially if you’re buying when rates are high.

  4. Customization Options
    While they’re often built on spec, new homes sometimes allow for some customizations, like choosing finishes or exterior upgrades. Want a chef’s kitchen or that perfect bathroom tile? You might get to make those choices if you buy at the right stage.

  5. New Home Warranties
    With a new build, you typically get a warranty from the builder, giving you coverage for certain defects or repairs during the initial years. This can give you peace of mind, especially with larger systems like plumbing or electrical.

 

Disadvantages of New Construction

  1. Not All Builders Are Equal
    Quality can vary significantly depending on the builder. It’s essential to research the builder’s reputation, ask for reviews from previous buyers, and consult with your agent. Many people assume a new construction home won’t need a home inspection, but that’s a myth. According to a 2022 study by the National Association of Realtors, nearly 1 in 4 home inspections on new construction revealed major issues, most often related to HVAC systems or safety. With tight deadlines and fully booked contractors, some details can slip through the cracks.

  2. Potentially Higher Price Tag
    New construction can be priced higher than resale homes. However, this isn’t always the case, as some builders adjust their pricing depending on market conditions. With rising interest rates, some builders are pricing competitively to attract buyers.

  3. Less Character and Charm
    Builders often design new homes to appeal to a broad range of buyers, which can mean they lack the unique features of older homes, like intricate woodwork or custom-built shelving. If you’re someone who loves character, this is really something to keep in mind (and something you may already understand about yourself already!)

  4. Flexible Timeline Needed
    If you’re buying a new build that’s still under construction, you’ll need to be flexible with your moving date, as construction delays can happen. This is especially something to keep in mind if you’re navigating this purchase while also selling your current home.

 

Advantages of Older Homes

  1. Established Neighborhoods with Character
    Older homes are often found in neighborhoods with a more mature, established feel. You might find tree-lined streets, unique architecture, and a tight-knit community vibe that new developments may not offer.

  2. Great for DIY Projects
    Many older homes have the potential for DIY renovations, letting you add your own flair. If you’re handy or enjoy home improvement (or are looking to grow your skills), an older property may be a perfect fit.

  3. Room for Negotiation
    Older homes typically offer more room for negotiation, since the majority of the time you’re working with a private seller and not a company. If the home needs repairs or updates, sellers are often willing to work with you on price or closing costs.

  4. Unique Architecture and Materials
    There’s a reason people say, “They don’t build them like they used to.” Older homes often used old-growth wood, which is lumber from trees that grew for longer, making it denser (more rings!!). This old-growth wood is more resistant to warping, rot, mold, and even has insect-repelling properties. If you’ve toured an older home with me, you’ve more than likely already heard me nerd out about this, lol!

  5. Larger Lots
    Many older homes are built on larger lots, a big bonus for those with pets, or if you just prefer a spacious yard, garden, or outdoor entertainment area.

 

Disadvantages of Older Homes

  1. More Maintenance and Repairs
    It’s no secret that older homes often need more upkeep. You might be looking at replacing or repairing larger systems like roofing, plumbing, or electrical. These homes have had years of use, so more significant wear and tear is expected.

  2. Unknowns in Property History
    While a thorough inspection can identify most issues, some problems—like past neglect—may only be uncovered over time. This adds a layer of uncertainty, especially if the home has been through multiple owners.

  3. Outdated Codes and Systems
    Many older homes weren’t built with today’s building codes in mind. Common issues include outdated wiring or galvanized steel plumbing. In addition, we often see repairs done over the years that were done incorrectly (someone decided they could watch one youtube video and be an electrician). These issues can require costly corrections or upgrades, which can add to your overall investment.

  4. Possibly Unfavorable Floor Plans
    Older homes sometimes have floor plans that feel a bit cramped or don’t suit a modern lifestyle. Tiny kitchens, small bathrooms, or a lack of open-concept spaces can be a challenge. While remodeling can address this, it’s something to consider if you’re looking for a home that’s already optimized for today’s living standards.

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Choosing between a new construction home and an older one ultimately depends on your lifestyle, preferences, and budget. Both options have their unique appeal and drawbacks, but whichever path you choose, it should suit you and your family’s needs.

If you’re curious about which may work best for you, I’d love to sit down and chat about my experiences with both. Buying a home is a big decision, and there’s a lot to consider, so feel free to reach out with any questions or for a personalized consultation.

Let’s find the home for you!

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Check out my full website here!

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Median Sale Price for Clark County Homes Falls

Posted on by Living Room Realty

Potential homebuyers in Clark County face a difficult decision as the real estate market continues to normalize: Buy now or wait?

The median sale price for residential homes in Clark County continued falling last month, dropping from $514,000 in November to $479,900 in December, according to the most recent Regional Multiple Listing Service report. Interest rates for 30-year fixed mortgages also fell and are now just above 6 percent, according to the government-sponsored home mortgage packager Freddie Mac.

Given these relatively lower expenses, Living Room Realty broker Scott Cotrell thinks it makes sense to buy now.

“If they buy now, regardless of what they can afford, it’s always going to be better than renting because rent tends to always go up,” Cotrell said. “If you lock in a mortgage rate, it’s locked in for that life of the loan, and you know how much your expenses are going to be.”

Even as prices and interest rates fall, Cotrell doesn’t foresee housing affordability improving for potential homebuyers in the near future. Mortgage rates, though lower than their peak of 7.08 percent in November, are still high, limiting buying power.

…

Looking at the year ahead, Cotrell predicts interest rates could fall below 5 percent. If that happens, the market would “take off like crazy,” he said.

For this reason, he thinks buying now would be beneficial for those who want to avoid the stress of a hot market.

Read the full article by Kelsey Turner in the Columbian.

What’s Meant To Be Will Be

Posted on by Living Room Realty

Reilly and Jaime were referred to me by a local lender and I have to be honest, from the first conversation we had I was thrilled to be working with them. They’re both in their 20s, out of college, and finding their paths in the world. The task ahead of us: find their first home.

Side Note. I have to nerd out for just a minute. I love working with first time homebuyers. I love it because I believe in home ownership as the jumping point for people to start building longitudinal and generational wealth. Homeownership is something I want to see for everyone at some point in their life. It especially excites me for young people to start owning as soon as possible, it opens up so many opportunities in the future. I have many friends who have started businesses, confidently changed careers, and/or retired early as a result of early home ownership.

Back to Reilly and Jaime. We knew they wanted to be in Vancouver and we quickly distilled their wants and needs to figure out exactly what we were looking for. We talked about the challenges in the current market and the strategies I like to employ to be competitive (we are in a heavy seller’s market right now). Some things will always be standard, but sometimes coloring outside of the lines is exactly what you need to do.

We looked at several houses and it didn’t take long until we found the house they were looking for. It checked the most important boxes. We made our offer. So did a dozen other people. We got beat out, barely, but we were in the #2 position, something I was more excited about than they were – because I knew it meant we still had a chance. We kept moving forward and looking at other properties, that’s how it goes. A couple of days later, just as we were getting ready to write an offer on a house that was great, but not quite as great as the first one, I got the call. The first position buyers had backed out due to cold feet and we were now in first position for them to buy the house they really wanted. Calling Jaime and Reilly to tell them the news was my favorite phone call that day.

Classic Mid Century Daylight Ranch | Just Listed in Vancouver

Posted on by Julia Robertson

Isn’t she pretty?

There is so much room to LIVE here!

Classic mid-century daylight ranch on a large lot. Light and bright, updated kitchen and bathrooms, picture windows, covered front porch, hardwood floors, built in storage, huge backyard with hobby farm, greenhouse, tool shed, and long side driveway with driveway gate to backyard. Main floor has 3 bedrooms, two bathrooms, master suite has a walk in closet and on suite bathroom, laundry room. Spacious lower level has two bedrooms, entertainment room, walls of built in storage, two large storage rooms, and walks out to a covered patio overlooking a gorgeous and mature backyard. Quick access to the 500 and in between I5 and I205. Minutes to Vancouver Mall, 16 min to PDX, 20 min to downtown Portland. Impossible to find a gem like this! 

4403 NE 39th St, Vancouver WA | MLS 20415052 | 3933 SQFT

3D Tour Here

What I love about this home…

This home is so well cared for! It lives large and is much bigger inside than appears from the street view. The upstairs has tasteful updates to kitchen and bathrooms, while still keeping the charm of a classic mid-century style home. The house would host a great airbnb in the lower level. It has a driveway and parking that goes all the way to the backyard with a separate entrance. The lower level has a huge entertaining space, along with two large cold storage/root cellar rooms. Now let’s talk about this backyard! No one ever realizes from the front of this house, that the backyard is enormous! You can have a full garden or just enjoy it for the natural beauty and mature landscape. You really gotta see this house!

To schedule a private tour or if you have real estate questions, contact Julia Robertson.

Julia Robertson, Broker Licensed in Oregon & Washington

Living Room Realty

541-505-1111 | julia@rebyjulia.com

Real Estate and Working During a Pandemic

Posted on by Julia Robertson

Real Estate & working during a Pandemic.

Real Estate must go on. Needless to say, it is critical to be cautious and considerate during a time like this. I have clients in contract that are buying homes and clients planning to sell in the coming weeks. Whereas business is not as usual, contract deadlines and negotiation are still critical.

My how quickly things have changed…

Two weeks ago I was meeting contractors, scheduling inspections, driving clients around for buyer tours, and running around town. Knowing that the first confirmed case in Oregon was announced, I was already using antibacterial spray after each handshake. I supplied my car with nitrile gloves, lysol wipes, and was introducing myself to contractors and unfamiliar agents with a “virtual” handshake. Call me a germaphobe, but besides this “virus”, I was really avoiding the nasty cold going around.

One week ago while attending an inspection, I had conversations about the virus with inspectors and clients. The common theme was “whats the big deal, it’s just a flu”. Most people were brushing it off. I’m not here to convince anyone otherwise, but I gave my two cents about being careful.

Here we are, and this week I’m reaching out to my clients stressing the pre-cautions we are now taking 1) as a company at Living Room Realty, 2) my own actions, and 3) what does this mean for you, my Dear Clients in your purchase or sale of real estate?

If you are searching for a real estate investment, or have a commercial real estate property for sale I recommend to visit https://www.williampitt.com/search/real-estate-sales/greenwich-ct/, they are experts to identify opportunities, mitigate risks and maximize returns. I’ve talked with new clients that plan to buy and sell real estate in the coming weeks.  I’ve talked some clients off a ledge, considering cancelling their pending sales contract because of the volatile stock market. I met with an appraiser, and gave him my elevator speech about how serious it is to be cautious. I had my nitrile gloves on, advised him to allow me to open doors, switch lights on/off, and that I would be sanitizing any surface he touched. When he realized how serious I was, he appeared both shocked and thankful.

How to do Real Estate in a time like this?

As a company, we at Living Room Realty are having conversations in real time, as the epidemic unfolds daily. We are pleading Brokers to step back for these next few weeks and practice social distancing. Only essential one on one meetings, virtual tours for new listings, and video tours for our buyer clients. Open Houses and Broker tours are… let’s face it, too risky. 

Buying a house?

I highly recommend to people looking to purchase a home, to consider the risks of attending open houses. Overall you may see these activities disappear in the coming weeks. Hire a Real Estate Broker to do the work for you! Lean in to technology and ask your agent to provide virtual tours.

Selling a house?

If you’re selling a home, hire a Real Estate Broker that embraces the advantages of technology- Matterport, virtual tours, “Live Open Houses”, killer professional photography, and digital marketing marketing marketing.

You’ll see in the coming months which Real Estate agents will provide these services and which will not provide at all(Ahem, discount Brokers). I, along with my colleagues at Living Room Realty can provide these advanced services. In fact, we already provided the ‘advanced services’. It’s an investment and we take quality marketing to heart. Everyone will continue house shopping and selling, but in an advanced and pre-cautionary way. Certainly cautious until the Pandemic is no longer a threat.

If you’re curious about buying or selling and want to take advantage of historically low mortgage interest rates, or need a real estate agent that ‘gets it’- contact me! We’ll get through this together and I’m here for you.

Virtual Hugs, Julia

Julia Robertson | Living Room Realty

Broker licensed in Oregon & Washington

541-505-1111 | julia@rebyjulia.com

Will my house sell for more money when I stage it?

Posted on by Julia Robertson

Perceived Value.

A homebuyer determines the value of a home before they even enter your home. The NAR reported 55% of buyers find their home on the internet. First impression is everything. A photo can speak a thousand words… but don’t take my word for it, see for yourself and review the research below. Forbes, the National Association of REALTORS®,  and HGTV agree that staging your home will earn you a positive return.

 

The photos shown here are from actual listings in Oregon & Washington, that I sold, and either personally staged or hired a professional stager. Some of these listings were full of clutter or located in a logistically difficult location.  One listing was on a very busy road with almost no driveway or garage and several unfinished construction projects. Another had little natural light and a slight pet odor. The last home was the most expensive house in the neighborhood, surrounded by homes that did not maintain their yard(or not attractive from the exterior), and did not have a garage. The point is- there may be other factors that make a home more difficult to sell. First impression is everything. If you can WOW potential buyers regarding the interior and exterior, the other factors are minimal in the end. A common rule of thumb for a home on a busy road, is to reduce the price 10%. If there are factors that already reduce the value of your home, wouldn’t you want to make up for it in some way? And if you could add 10%+ value to the true value of your home by re-arranging furniture or staging it- why wouldn’t you?

Forbes reported, “According to the National Association of REALTORS®, for every $100 invested in staging, the potential return is $400 . Compare that to the average sale price, which is a reduction of 10-20% from asking. So an average home with a $400,000 asking price will be reduced by $40,000 to $80,000.”

A great quote right out of an HGTV article, “I see many home sellers confuse staging with decorating and consequently resisting the process and the recommendations of the staging professional. But the reality is that the moment you commit to marketing your home for sale, you need to commit to transforming your home into a place that potential buyers can easily picture as their home.”

Staging is not only about furniture or de-cluttering. Staging a home for sale is a process that starts by preparing a “listing-prep” plan. After I meet with a client and sign a listing contract, we do a walk through together and make this plan. It can include a calendar of timelines to get household projects completed, packing, storing furniture, and touching up paint. As you can see from all of the above “before” photos, lighting makes a HUGE difference. Lighting, furniture placement, and professional photography create the WOW. Once we have all those elements, the perceived value of your home is at its highest and best. When your home is presented at its highest and best value- you sell for the highest price! Actual value depends on your location and condition of home. To find out what your home value is and what staging can do to improve the value of your home- contact me.

If you’re curious what it’ll take to sell your home, call me! I’d love to discuss future real estate opportunities with you. Call, email or text anytime.

Julia Robertson | Broker Licensed in Oregon & Washington

Insta @realestatebyjulia

541-505-1111 | julia@rebyjulia.com

Living Room Realty

Retire in the Couve’ (Vancouver, Washington)

Posted on by Julia Robertson

Making smart investments now, leads to easy living into retirement.

I’m not a financial advisor, but I’ve been witness to some very smart investments over the years.  I’m impressed by this adorable couple purchasing a retirement home in Vancouver, Washington. They decided that the Couve’ is their destination for retirement(Noted as the one of the best places to retire in the US, by Forbes). They flew in from California a month ago and we previewed several homes, fell in love with a great townhome. Vancouver average home price is $291k, has a good economy, and rests on the Columbia river gorge- with breathtaking views and countless activities to do outdoors. The Couve'(Vancouver) has been voted ‘best place to retire‘ many years in a row, on many lists.

After they went into contract, they flew back to California. I’ve attended the inspections on their behalf, coordinated contractors, completed final walkthroughs, communicated all details of the transaction with them- all while they are residing in California. Most people still have to go about their life and work during the real estate process and I love being able to communicate all the details long distance on their behalf! We coordinated the closing details so they could keep their travel plans to Paris. What a relief to know that everything is taken care of while you’re away. The plan is to rent the home for the next 5 years or so, building equity, and watch that nest egg grow! I’m honored to help you through this process. Congrats Anne and Marshall! C’est l’heure de fêter ça!

Anne & Marshall pictured here in Paris- On their closing day!

Making a make to the Pacific Northwest? Give me a call! I’ll plan a tour of both Portland and Vancouver, to help you make smart move.

Julia Robertson | Licensed in Oregon & Washington | Living Room Realty

julia@rebyjulia.com | 541-505-1111

Beautiful Vancouver Custom Home on Private Culdesac!

Posted on by Martin Cross

612 NW 70th Circle, Vancouver, Wa. 98665

2 living rooms, gas fireplace, charming open kitchen w/ breakfast bar. Vaulted ceilings in master bedroom & theater room which could be used as a 4th bedroom or family room. Huge covered patio adds a ton of living space for year round outdoor entertaining. Beautiful .35 acre lot has mature plantings, raised garden beds & sprinkler system. Next to Jorgensen park & close to Burnt Bridge Greenway.

OFFERED AT: $424,000

3 BEDROOMS | 2.1 BATH | BUILT 1994

 

Do’s and Don’ts of hiring a contractor Part 1

Posted on by Julia Robertson

Hiring a contractor: 101. Learning from my personal success and failures working with contractors.

First I’d like to say, when you hire the right contractor- your project will be so much easier to deal with. When you hire the wrong contractor- get ready for a long, stressful, expensive process. When we started our renovation in 2015, many of the bids we received were from contractors referred to me within our broker network(other real estate agents that I know). Other contractors I hired were from “Thumbtack” or personally referred. If you have a large project, having the right mindset is #1! You can’t be passive, you must be deliberate. Here are some basic do’s & don’ts. I’m happy to share my experience with you, to guide you in the right direction. Feel free to reach out if you’re curious about the process.

  1. Do include a design plan in your budget. Having a plan is worth the extra couple hundred/thousand dollars.
  2. Do have a design plan before getting a bid with your general contractor.
  3. Do get multiple bids. Second phase of our attic/master bedroom renovation, we got 6 bids.
  4. Do ask for past client references. We are very happy with our contractor that we had a personal referral from. When I say personal, I mean- a past client that personally shared their experience with you. Hiring a contractor for a job because you like their work, “hear good things”, or another REALTOR® used them to fix something on a repair addendum- is NOT the same.
  5.  Do plan for your project to take longer than expected.
  6. Do read your contract thoroughly and look at how the contractor expects to be paid.. Biggest mistake we made with one of our contractors is not reading this fine print. We were so eager to negotiate price, that we missed our contract stated- “50% payment due 30 days after project begins…” This landscaper only worked 5 days in the first month because his crew quit and weather delays. This was a stupid oversight on our part. So many decisions are being made, it’s easy to miss something. Best situation for us was paying our contractor by cost plus. He pays all the sub-contractors directly, emails us all the invoices, then we pay him about 30 days after the work is complete. Then he takes an overall percentage for managing/cleaning/communicating the jobs.
  7. Do pop in and check on your project and ask questions. I can’t even count how many times our landscaping contractor had to re-do parts of our project. If we had brought up our questions sooner, the project would have been finished 3 months sooner and cost several thousand less $$.
  8. Do tell your contractor that you want weekly updates.
  9. Do make sure EVERYTHING you discuss is in writing. Ask to update your contract if there is a change order to remove or add a part to your project.
  10. Don’t make your final payment until you are completely satisfied. I’ve made this mistake twice! Trust me, they’ll never come back to fix those final things if you’ve already paid them.

If you’re having thoughts about buying, selling, or renovating- give me a call! I’d love to be your guide through the process. Watch for part II of hiring a contractor!

Julia Robertson

Broker licensed in Oregon & Washington | Living Room Realty

541-505-1111 | julia@rebyjulia.com

The “Money Pit”