10 Reasons Why Garthwick Winter Homeselling is Hot

12 Oct

Garthwick, Winter HomesellingWhile there is a case to be made for homeselling in each of the four seasons, Winter is one of the most powerful times Garthwick sellers can place their home on the market and for ten very good reasons.

Click here or the play button below for the audio podcast presentation of this article.

  1. Price & Market Time. Statistics show homes sell faster and for more money in Winter. One way to understand this phenomenon is by considering a motorist with a flat tire in bad weather. That motorist has an urgent need and is less likely to haggle, or even seriously consider less expensive options, in order to meet an immediate need. Winter homebuyers in Garthwick sometimes experience the same kind urgency and this helps to explain the premium that homes can command during the real estate ‘off season.’ Another way to look at the Winter market dynamic is if you want to buy snowshoes in July (at least around Garthwick and greater Portland), expect to pay more, since availability is typically lower. Garthwick, Winter Homeselling
  2. High Quality Buyers. Because home touring is generally less convenient, there tend to be fewer ‘Looky-Loos’ during the Winter. This means Garthwick’s Winter homesellers have fewer buyers tracking dirt into their house, with less energy spent preparing for real estate ‘Tire-Kickers.’Garthwick, Winter Homeselling
  3. Less Seller Competition. Let’s face facts: It’s convenient to sell in the Spring and Summer, especially around Garthwick. The weather is usually better, flowers are blooming and with plenty of homebuyers looking, it’s a ‘target-rich environment.’  Yet while it’s easier and more convenient to sell in sunny weather, this convenience often comes at the cost of increased competition from other sellers. Conversely, Garthwick’s Winter homesellers can expect fewer like-minded sellers competing for buyers. Just like the successful contrarian investor who sells when everyone else is not, avoiding a ‘herd mentality’ can pay off with a higher price and faster sale. Garthwick, Winter Homeselling
  4. Higher Buyer Motivation. Is your idea of a fun time getting into a car on cold drizzly nights to look at houses? Probably not…unless you just got a job transfer. Or a nice raise. Or you received an inheritance and want to get out of your tiny apartment. It’s helpful for prospective Garthwick Winter homesellers to know that corporate relocations are common in the first quarter.  Plus family changes can occur anytime and estates are settled year around.
    Garthwick, Winter Homeselling
  5. The Hunt for Red December: Get a ‘Jump’ on the New Year’ s Competition. The best time to get your Garthwick property on the market could be when everyone else isn’t. Placing your Garthwick home for sale in Winter gives you access to hyper-motivated buyers who have made homebuying a New Year’s resolution. That way, when these eager Garthwick homebuyers begin their ‘hunt,’ your house will be a prime ‘target’ as visible as Rudolph’s nose. So if your Garthwick home is market-ready and available to tour leading up to the New Year, expect to tap into this highly focused ‘pent up demand.’
    Garthwick, Winter Homeselling
  6. Your Home Looks Inviting During the Holidays. Who doesn’t enjoy the happy glow of a Christmas tree or other holiday decorations, along with the pleasant smell of fresh-baked pumpkin pie, cinnamon buns, or a vanilla candle? Homes often look their most inviting during the holidays.
    Oregon Real Estate Podcast
    And given the pleasant, even emotional attachment so many have during that time of year, expect some Garthwick area homebuyers to fully embrace the holiday theme of ‘Peace on earth, good will toward men.’ As a result, such positive feelings can spill over into the home selling process and make it easier.
    Garthwick, Winter Homeselling
  7. Your Lawn & Landscaping is Virtually a Non-Issue. Forget to mow your lawn? No worries. Some buyers won’t care if they tour your property and it’s covered in snow, raining hard, or after sundown. Buyer landscaping expectations can be quite reasonable during Winter months in Garthwick.Garthwick, Winter Homeselling
  8. When Your Garthwick Home Sells, You May Buy With Less Competition. Few homesellers stop to consider that given good timing with their sale, their own future home purchase may also benefit from similar, unique seasonality. So depending on a variety of factors in the market where and when you buy, Garthwick homesellers can sometimes take advantage of lower Winter activity levels to successfully negotiate with a motivated seller. This is because some sellers place their home on the market during Winter not for convenience, or desire to maximize their selling price, but from genuine need. In other words, they are highly motivated. Such homesellers could therefore provide a good buying opportunity.
    Garthwick, Winter Homeselling
  9.  Fewer people relocate in Winter, so this means you’re likely to have an easier time booking a mover.
    Competition for moving companies can be challenging during the real estate ‘high season.’ As a result, expect less difficulty scheduling your moving company when you sell in Winter.
    Garthwick, Winter Homeselling
  10.  You Can Dictate Which Days & Times Are Available for Showings. As a Garthwick homeseller, you typically have control over tour times and dates for your home. This includes during Winter months. Given holiday-related gatherings and events, buyers are likely to understand their need to schedule their tour of your home. Your Realtor can help by specifying days and times your home is available for showings. For example, you could have your house available for tours on Saturdays from 2 to 5pm, weekday mornings after 9:00am, or between 5 and 8pm weekday evenings.

Thinking about selling your Garthwick house this Winter? Use the convenient form below to contact veteran Realtor Roy Widing, principal broker with Certified Realty and host of the Oregon Real Estate Podcast, for a FREE consultation!





5 Little-Known Oregon Real Estate ‘Insider’ Tips

13 Jun

Hear the podcast of this episode by clicking the ‘play’ button below

Real Estate Confidential
As with any occupation, there are ‘insider tips’ in real estate. Exactly what are these little-discussed pointers and how can they benefit non-Realtors? Ask a dozen real estate agents and you’re likely to get a dozen different answers. Yet the following perspective can provide insight into what are often little-known facets of residential real estate, whether you’re buying or selling. We’ll first briefly note why this little-known information can be important, then we’ll get to these 5 little known ‘insider tips.’ And since most real estate agents are Realtors, both terms will be used interchangeably here.

Willamette Valley Oregon

Keep Your Quiver Well-Armed
Knowledge is power and in the hands of a trusted real estate professional, such power can be tremendously beneficial. For example, it’s helpful whether you need correct information to price your property right, or entrust transaction details to an agent while away when your home is for sale, or get solid recommendations for a truly good inspection, repair or mortgage firm. The ability to reliably depend upon a trusted Realtor to look out for your best interests regarding one of your most valued investments is a very good ‘arrow’ indeed to have in your ‘quiver.’ Having navigated ample real estate terrain, accomplished real estate agents are understandably ‘go to’ sources for good reason.

Oregon, Real Estate, Willamette Valley, Valley Willamette, Oregon Homes, Oregon Real Estate

On The Move
It’s difficult to be an expert on everything. As a result, consumers can feel vulnerable or even taken advantage of, given the sheer volume of knowledge needed to buy or sell real estate. Since Americans move on average about every half dozen years, it’s easy to get ‘rusty’ and not know what to be aware of when buying or selling a home. With that in mind, here are 5 ‘insider’ Realtor tips you may not have considered.

Willamette Valley Real Estate

Double Agents Have Lots of Important Information

1. Having A ‘Double Agent’ Can Be A Good Thing
Few buyers and sellers think much about what is sometimes called ‘dual agency.’ This is when the listing (seller’s) Realtor also represents the buyer. There are possible pitfalls, but also significant advantages to dual agency. But let us first be clear: Any potential benefits of dual agency go out the window if an agent is either dishonest, or doesn’t work within ethical boundaries.

Why would buyers want to work with a dual agent? First, no agent is likely to know a property better than the listing agent, (the seller’s Realtor). Second, the listing agent is also likely to have a relationship, or at least some rapport with the seller. While this isn’t typically enough to get a poor offer accepted, having an agent who knows the seller could help a buyer ‘put their best foot forward’ in a competitive offer situation. Third, because offers are routed specifically through the listing (seller’s) Realtor, no offers usually come in that the seller’s agent is unaware of. For buyers, having a ‘heads up’ of other offer activity can also be useful.

Sellers can also benefit from dual agency by having their agent represent property details directly to the buyer with one less person in the communication loop, while also possibly having a clear understanding with the Realtor of what is expected in a transaction. Because the listing (seller’s) agent understands the seller’s needs, those needs may sometimes be better communicated to buyers represented by the same agent. So while there are possible downsides to dual agency, there can also be real advantages.

Willamette Valley Real Estate

2. Realtors Can Calculate Their Paycheck by Viewing a Property Listing Sheet
That’s right, virtually every property listed by a real estate agent in our region shows exactly what will be paid to the Realtor (and their real estate firm) whose buyer purchases it. So before an agent even shows a home, he or she can determine what they’ll be paid for selling it.

Commissions are typically ‘split’ between Realtors and their offices, so a buyer’s agent will usually get a portion of the commission shown in the multiple listing system. That figure is sometimes called the ‘buyer’s agent commission’ or BAC and can have dramatic implications.

That’s because real estate agents are salespeople and if they do not deem the promised commission as competitive, sellers may not see the same level of enthusiasm or showing response to their property. The point of a multiple listing system is to promote homes to buyers and their Realtors. Offering what’s considered a sub-standard commission to the buyer’s agent can tend to subvert the whole concept of attracting interest to sell it.

Oregon Real Estate

Some Realtors ‘Jump Ship’ in Different Markets

3. Inventory-Induced ‘Ship Jumping’ 
Just as Realtors will help clients gain perspective by encouraging sellers to ‘put on their buyer’s hat’ and ask buyers to ‘put on their seller’s hat,’ now let’s ‘put on our Realtor’s hat.’

Assume there are few buyers and lots and lots of homes for sale, so buyers are in demand. What do some savvy real estate agents do? If it is a ‘buyer’s market,’ they work with buyers, the ones having considerable power in the situation. If there are few homes for sale, this means ‘listings are hot’ and controlling more property inventory by having more listed homes may provide Realtors a better income. As a result, some focused Realtors ‘jump ship,’ from working with buyers to sellers, or vice-versa, depending on the market.

Given such changing market dynamics, expert agents also routinely educate their clients on what to expect, depending on the kind of market they’re in. For example, being a seller in buyer’s market, or a buyer in a seller’s market requires more patience than when you have the advantage of having the market ‘on your side.’ Here’s a helpful article and podcast on buyer’s and seller’s markets.

Willamette Valley, Oregon Homes, Oregon Real Estate

4. Research is Key & Sites Like Zillow Can Be Wildly Inaccurate
A recent news article illustrates just how inaccurate online home estimate websites can be. The head of Zillow recently sold his home for approximately 40% less than the Zillow estimate, or Zestimate. This is one reason why some real estate agents roll their eyes when online home value estimates are mentioned. In accurately setting a selling price, it’s important to let your Realtor research truly comparable properties. Would you really expect similarly accurate results from a doctor who physically examines you, compared to a computer-generated exam?

For sellers, this frequently means closely examining key differences between your property, competing homes for sale and those that have actually sold. Location matters, living space matters and so does condition. And especially if your home is a best suited to a more experienced ‘second’ or ‘third time buyer,’ expect they’ll do their research and haven’t just fallen off a turnip truck. If possible, drive by properties deemed truly comparable and ask your Realtor questions if you don’t understand why your home is valued differently than you expect.

It’s normal for sellers to believe that their property is ‘the best,’ or worth the most in the area. Yet one problem is not only convincing buyers, but if a bank is involved, convincing the lender-required appraiser, too. As part of that, it’s especially helpful to compare key specifics on home sales that are recent, local and truly comparable. Then if there are any significant differences between your home and sold comparable properties, they can at least be be more accurately adjusted for.

Otherwise, if your property has not sold by the time you exceed the average market time for your area and home type, buyers may begin to wonder ‘What’s wrong with it?’ and ‘Why hasn’t it sold?’ For example, buyers may even wonder if there is a crime problem, when maybe your neighborhood is the safest one around. There’s one other reason to consider pricing correctly using truly comparable properties, as we next examine the concept of ‘property history.’

Willamette Valley, Oregon Homes, Oregon Real Estate

5. Every Property Has a History
Believe it or not, there is a viewable history for any property entered into local Realtor multiple listing systems. With the touch of a button, a Realtor can know how long the property has been on the market, if it has expired from the market unsold (suggesting it was overpriced), if there have been price adjustments and if listing data has been changed.

Even among properties that have not been sold for some time, a resourceful agent can use tax records and other data to determine what was paid for the home, among other information. This too can raise questions. Was the shop built with permits? Is the current use compliant with zoning regulations? You get the idea.

So if your property has been on the market significantly longer than other similar homes that have sold, expect buyer reluctance. It’s difficult to fool an agent who does their research and expert Realtors commonly provide buyers with a property’s history even before touring it. What this underscores is that it’s usually best to price where buyers will buy and where appraisers can appraise. Otherwise, expect few offers or the dreaded ‘sale-fail.’

Thinking about selling your Oregon property? Contact Garthwick specialist Realtor Roy Widing using the convenient contact form below, or call him at 800-637-1950.

Portland’s ‘Perfect Storm’

20 Jan

Recent housing data from the Regional Multiple Listing Service (RMLS) shows Portland home prices continue to strengthen.


This ramp up in home values is due in part to a decrease in available properties for sale. 

PortlandMetroArea-page-001While a ‘normal’ housing market usually has 3 to 6 months of home supply, we’re now at only 1.2 months of inventory…and falling.

A Seller’s Market
With increased demand and dwindling supply, what’s happening in Portland real estate right now could be called a seller’s ‘perfect storm.’ 


A ‘Perfect Storm’ Is Not The Norm

That’s because we’re witnessing a combination of attractive interest rates and very low home inventory, which continue to fuel a rise in prices.


A Portland Real Estate Cocktail In One Word: Hot 

Even with growing home prices, current low interest rates help serve up a palatable real estate cocktail that could help buyers to afford their purchase…if they can just find a home. 

The Rest of the Story
As you might guess, individual Portland neighborhoods can vary significantly on selling price, buyer demand and other key factors, like how long it takes for a house to sell.

Click here or on the above image to see the latest Portland area real estate figures. Make sure to check out page 2 for interesting stats on your nearby town or neighborhood. 


‘Oregon’s Choice Since 1950’

Thinking about selling your Portland area home? It’s a wise move to sell in a seller’s market. Contact our sponsor, Certified Realty, for a free consultation of what your property could sell for in today’s market by using the convenient form below. 

Garthwick 2015 Home Sales

12 Jan Garthwick, Garthwick Oregon, Garthwick Real Estate, Garthwick Property, Garthwick Properties, Garthwick Homes

A handful of nice Garthwick home sales occurred in 2015. Here’s a brief recap:

  1. 625 SE Manchester Place, Garthwick $785,000
  2. 1830 SE Saint Andrews Drive, Garthwick $850,000
  3. 621 SE Manchester Place, Garthwick $859,000
  4. 1851 SE Exeter Drive, Garthwick $1,040,000

    Garthwick, Garthwick Oregon, Garthwick Real Estate, Garthwick Property, Garthwick Properties, Garthwick Homes

    This Garthwick Home at 1851 SE Exeter Drive Sold for $1,040,000

    Is this the year you’ll be selling your Garthwick property? Contact Roy with Certified Realty at 971-258-4822. Founded in 1950, Certified Realty remains family owned and specializes in Garthwick real estate.


Recent Garthwick Home Sale

17 Jul

The latest Garthwick home sale of record is a $1,040,000 purchase of the home located at 1851 SE Exeter Drive.

Garthwick, Garthwick Oregon, Garthwick Real Estate, Garthwick Property, Garthwick Properties, Garthwick Homes

    This Attractive Garthwick Home Located at 1851 SE Exeter Drive Recently Sold for $1,040,000

County records show this charming 1925 era home as featuring 4,200+ square feet of living space, with 5 bedrooms and 3.5 bathrooms, all on a nearly half-acre lot.

Garthwick, Garthwick Oregon, Garthwick Real Estate, Garthwick Property, Garthwick Properties, Garthwick Homes

              This Recently-Sold Garthwick Home Also Includes a Detached, Single Car Garage

Thinking about selling your Garthwick home? Contact your Garthwick connection since 1950, Certified Realty using the convenient contact form below.

Website Keeps Garthwick Residents Safer

8 Oct

Few things are as important to Garthwick residents as personal safety. So wouldn’t it be neat if you could type in a local address to determine crime statistics and also find out if a sex offender lives nearby, for free?

Garthwick, Garthwick Portland, Garthwick Homes, Garthwick Real Estate, Garthwick Properties, Garthwick Homes For Sale

You too can combat crime!

Well believe it or not, there is such a website and it’s called PortlandMaps.com.

Garthwick, Garthwick Portland, Garthwick Homes, Garthwick Real Estate, Garthwick Properties, Garthwick Homes For Sale

The information you’ll find at PortlandMaps.com is not limited to Portland, but includes much of the greater Portland Metro area.

Garthwick, Garthwick Portland, Garthwick Homes, Garthwick Real Estate, Garthwick Properties, Garthwick Homes For Sale

Most Garthwick Residents Would Want To Know If Any Of These Jokers Lived Nearby

Along with local crime information, there’s much more that the website PortlandMaps.com offers. This includes maps (of course), plus transportation information, along with environmental reports and utility projects. 

Here’s a list of some information PortlandMaps.com provides within the Portland Metro area:

  • Assessor/Tax Lot Information
  • Aerial Photography
  • Building Footprints
  • Building Permits
  • Census
  • Crime Data
  • Elevation
  • Parks
  • Mass Transit
  • Natural Hazard
  • Schools
  • Urban Growth Boundary
  • Underground Storage Tanks
  • Water/Sewer
  • Zip Code
  • Zoning Maps

Can’t wait to get started? Then click here!

Why Use A Realtor, In 30 Seconds

3 Oct

A very telling article was recently released in a national real estate journal. In just two images, it explains why the vast majority of homesellers work with a Realtor.

Garthwick, SE Portland, Southeast Portland, Garthwick District, Garthwick Homeseller

Click on Image to Enlarge

The infographic on the left shows the huge percentage of homesellers who hire a Realtor.

The infographic on the right shows why. Homesellers average a 25% higher selling price with a Realtor.

Thinking about selling your Garthwick property? Don’t leave money on the table. Certified Realty sponsors Garthwick.com and is Oregon’s choice since 1950. Contact Certified Realty for a FREE report on what your Garthwick home could sell for in today’s market using the convenient form below.