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What is Radon?

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January is National Radon Action Month! I frequently get asked by my clients which tests they should do during an inspection.  I always recommend a general inspection, a sewer scope, and a radon test. This is almost always followed by “what is radon?” Well, radon is a colorless, odorless, tasteless gas that is slightly radioactive. Because of this radioactivity, it is dangerous to the human body in high doses. In fact, it is the second leading cause of lung cancer in the united states. Sounds a little scary right? Lucky for us, we can test for it!

It’s important to know there will be some level of radon present in all homes. The gas enters the home through the soil at the lowest level of the house. This is why the best place to test the radon is in the basement or near the crawl space entrance. You can buy simple tests at places like Home Depot or Lowe’s, or you can pay a professional to conduct a 3 day test. The professional tests are much more accurate, but if you are just curious about your home, the do-it-yourself test will suffice.

In the real estate world, an average of 4 Bq/m3 or becquerel per cubic meter is considered a safe level. Throughout the test the radon levels will fluctuate greatly, sometimes reading around 1 Bq/m3 sometimes it can go up to 90 Bq/m3  As long as the 3 day average is under 4 Bq/m3, the radioactivity in the Radon gas is not high enough to be greatly concerned about. If your average is higher than 4 Bq/m3  don’t worry, you don’t have to abandon the house! You simply have to have a mitigation system installed.

There are multiple different systems that can be installed but the most recommended system keeps the radon from entering your home at all. For example, the system shown has a fan that blows the gas from under the house to the exterior of the house so it can simply be diluted into the air. Currently radon systems average between 1500-2000 to install depending on the difficulty. These are commonly negotiated as part of a real estate transaction before closing. 

 

If you have other questions about radon gas, the EPA has a great site you can find here or leave them in the comments. As always, If I can help you or anyone else that you know with the purchase or sale of a home, I am never too busy to help!

10 Creative Ways to Revamp Your Home

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Winter is the perfect season to cozy up at home and breathe new life into your space. Whether you’re looking for small changes or a bold refresh, here are some fun and creative ways to revamp your home and make it a space you’ll love spending time in during the colder months.

1. Create a Cozy Reading Nook

Turn an unused corner into a cozy reading nook. Add a plush chair or oversized bean bag, layer in textured throws and cushions, and install a small shelf or side table to hold your favorite books and a warm mug of cocoa. Don’t forget soft lighting like a floor lamp or fairy lights to set the mood.

2. Refresh Your Walls with Color

Winter can feel a bit dreary, so why not brighten things up with a fresh coat of paint? Opt for a bold accent wall or try trending colors like rich greens, warm terracottas, or calming blues. If painting feels like too much of a commitment, experiment with removable wallpaper for an easy and temporary transformation.

3. Revamp Your Fireplace

Make your fireplace the star of the season. Update the mantle with winter-themed décor, like garlands, candles, or a vintage mirror. If you’re feeling ambitious, paint the fireplace surround or add a tile overlay for a completely new look.

4. Upgrade Your Lighting

The right lighting can transform your home during the darker winter months. Swap outdated fixtures for something modern and eye-catching, or add dimmable lights to create a warm, inviting ambiance. Don’t forget to layer your lighting—combine overhead lights with table lamps and string lights for a cozy vibe.

5. Add Luxurious Textiles

Winter is all about comfort, so bring in luxurious fabrics like velvet, faux fur, or chunky knits. Swap out lighter summer linens for heavier curtains, add a statement rug to a room, or refresh your bedding with warm, layered textures that make it hard to leave your bed in the morning. Here are our favorites* -> https://amzn.to/3Pn1bsw

6. Rearrange Your Furniture

Sometimes a fresh perspective is all you need. Rearranging your furniture can completely change the flow of a room. Try angling your couch toward the fireplace or creating a more intimate seating arrangement to encourage conversation during winter gatherings.

7. Start a Mini Indoor Garden

Bring life and color into your home with indoor plants. Low-maintenance options like pothos, snake plants, or succulents thrive indoors during winter. Add a plant stand or hang planters to create a lush, green vibe that counters the gray skies outside. Here is one of our favorite places for plants https://symbiop.com

8. Update Your Kitchen Décor

The kitchen is often the heart of the home, so don’t neglect it this winter. Replace outdated cabinet hardware, add a chic backsplash, or display colorful, seasonal items like a bowl of winter citrus or festive mugs for an instant mood booster.

9. Makeover Your Entryway

Your entryway sets the tone for your home, so give it a refresh. Add a durable winter rug, a stylish bench with storage, and hooks for coats and scarves. If you have space, a console table with a mirror and a few decorative accents can make your entryway functional and inviting.

10. Create a DIY Art Wall

Use the extra time indoors to unleash your creativity. Gather your favorite prints, photos, or art pieces and create a gallery wall. Mix and match frames, or try a cohesive color scheme to tie the look together. It’s a fun way to personalize your home and showcase your style.

Winter doesn’t have to feel like hibernation—use the season as an opportunity to fall in love with your home all over again. Whether you tackle a big project or just make a few small tweaks, these ideas will keep your space feeling fresh, warm, and uniquely yours all winter long.

Which of these ideas will you try first? Let us know in the comments! Want to search for homes instead of sprucing up yours?

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2024 Comprehensive Report

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Welcome to our 2024 Comprehensive Market Report, tailored to provide an insightful overview of real estate trends across Portland and its major suburbs. This year has been unique—some areas experienced a decline in home values for the first time in over a decade. While the Portland Metro appreciated just over 2% overall, a closer look at specific areas reveals a more nuanced story. High interest rates, market uncertainty, and buyer anticipation of future rate drops have significantly impacted trends.

These elevated interest rates are also keeping many sellers in their homes longer than usual. Compared to last year, listings are down by just over 1,000, but with closed sales up by over 6,000, this trend could lead to a low-inventory situation once again.

Although statistics show we currently have three months’ worth of inventory on the market, the reality feels different. Well-priced, updated homes are still selling quickly, often with multiple offers, while less-competitive listings linger and skew the data.

Inside this guide, you’ll find neighborhood-specific breakdowns of key trends, including median home prices, types of homes available, and how each area fared in 2024. Whether you’re looking to buy, sell, or simply keep up with the Portland market, this guide is designed to equip you with the knowledge you need to make confident decisions.

Portland’s real estate isn’t just about numbers—it’s about the communities that make this city vibrant. From the streets of Alberta to the suburbs of Beaverton, every statistic tells a story. Explore the full report to see how your neighborhood fits into this year’s dynamic real estate landscape.

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As always, feel free to reach out with any questions, and if 2025 is the year you’re ready to make a move, let’s chat! Here’s to a happy and successful 2025!

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Old Home Inspections: What to look for

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Portland is rich with historic homes, and we often work with properties that are 80, 90, or even 120 years old. These homes are filled with charm and character, but with age also comes a unique set of maintenance items and concerns that buyers should consider. While home inspections are crucial for any property, older homes require an extra layer of knowledge and care to understand what’s expected and what might need extra attention.

old home - portland

Below, we’ll go over essential areas to inspect, common issues to anticipate, and whether these issues should be deal breakers, so you can feel prepared when exploring some of Portland’s classic properties.

Radon

Radon is a naturally occurring gas that’s undetectable without specific testing and common in the Pacific Northwest. It seeps up through cracks in the foundation, crawlspaces, or the slab. Since radon isn’t automatically included in inspections, we recommend adding it because it’s the #2 cause of lung cancer in America. The test runs for two days and provides an average reading. If elevated levels are found, installing a mitigation system is straightforward, effective, and relatively affordable (about $1,900). For us, radon is not a deal breaker because a mitigation system resolves the issue easily.

Sewer Lines

Older homes often have original sewer lines, usually made of clay or cast iron, which can deteriorate with age. Tree roots often infiltrate these lines, leading to blockages or leaks that are expensive to repair. A sewer scope—a camera inspection of the sewer line— helps identify potential issues before they escalate. This is not always included in the general inspections so be sure to add it on! If the inspection finds a failing line, it’s common for sellers to cover repairs. As long as it’s fixed, this isn’t a deal breaker for us.

Electrical Systems

Electrical issues are common in older homes, so let’s focus on the more serious ones. First, we often find knob-and-tube wiring, usually in attics or basements. This type of wiring is dangerous as it’s fabric-wrapped and prone to fire. The simplest solution is to disconnect any active knob-and-tube wiring. If it’s not active, it’s usually safe to leave in place. However, if active knob-and-tube is found and the seller won’t agree to remove it, that’s a deal breaker for us. Most insurance companies now require knob-and-tube to be removed.

knob and tube

Another issue is outdated or undersized electrical panels. Many older homes have 100-amp panels, which are often inadequate for today’s electrical needs. We also look out for Federal Pacific panels, which have a history of catching fire. Fortunately, replacing an electrical panel is straightforward (about $2,900). If these issues come up, they’re easy to remedy.

Finally, other electrical issues that appear frequently include ungrounded outlets, reverse polarity outlets, and non-GFCI outlets. While these can be annoying, they’re typical for older homes and can be easily fixed by an electrician.

Plumbing

Many older Portland homes still have galvanized steel pipes, which corrode from the inside over time. This corrosion restricts water flow and can lead to leaks or bursts. An early sign of heavy corrosion is an increase in water pressure. Eventually, the pipes will need replacing. This can be done in sections as needed, or all at once. While re-piping a home costs more upfront, it’s often cheaper in the long run, with prices starting around $8,000–$10,000 for a small home. If pipes are corroded or actively leaking during inspection, they should be replaced immediately. As long as a seller fixes these critical issues, we don’t consider galvanized pipes a deal breaker since they’re so common.

Mold in the Attic

mold

Oregon’s wet climate makes proper attic ventilation essential. During inspections, any visual signs of mold should be checked further by a mold specialist. The most common causes of attic mold are leaking roofs, improperly vented bathrooms or kitchen fans, and lack of airflow. Mold issues range from simple, inexpensive fixes to large, costly repairs. For example, a fan venting improperly into the attic is an easy fix, while mold from a failing roof is a bigger issue. Whether mold is a deal breaker depends on its cause and the buyer’s sensitivity, but the root cause must be addressed to prevent health problems.

Foundations

Foundations are a major area of concern in older homes, so we’ll focus on the big issues. The good news? Portland’s historic homes often have foundations made from Portland cement, a durable material widely used in the early 20th century. While it may look crumbly on the surface, this isn’t necessarily a red flag.

Here’s what we look out for: vertical or hairline cracks are usually normal. Concrete naturally shifts over time. However, horizontal cracks or cracks that appear to be expanding are warning signs. Also, keep an eye out for walls that lean inward or bulge, as these mean the soil is putting too much pressure on the foundation and threatening its structural integrity. Repairing foundations is expensive, often costing tens of thousands of dollars, so serious foundation issues are a major deal breaker for us.

Water intrusion is another foundation issue to watch for. Portland’s rainy climate can lead to water seepage, visible as white stains on walls and floors. Some degree of staining is typical, especially in basements or crawl spaces. Light stains without active moisture usually indicate past exposure and can be managed with proper sealing and ventilation. However, large areas of water staining, active leaks, or dampness indicate potential drainage or waterproofing issues that may require significant repairs.

Final Thoughts

Older homes bring character and charm, but they also come with unique maintenance considerations. By understanding these common inspection findings and preparing for potential upgrades, you’ll be ready to make informed decisions and address any necessary repairs. Working closely with an experienced inspector and Realtor ensures you’ll be fully aware of what to expect and can confidently embrace the unique aspects of Portland’s historic homes.

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Portland Area Market Update

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As we move into fall, the Portland real estate market is showing mixed signals depending on price point and property type. The most recent market data reveals that affordability and interest rates are key factors driving buyer activity and competition.

Market Overview

Homes priced under $550,000 are flying off the shelf, with multiple offers and incredibly busy open houses becoming the norm. These properties are often receiving offers within the first weekend. This leads to buyers waiving contingencies to stand out in an increasingly competitive landscape. The recent dip in interest rates had the largest impact on these lower-priced homes, which sparked a surge in buyer demand and intense bidding wars.

portland home

However, homes listed above $550,000 are experiencing a slower market pace. Properties in this range are typically sitting for a couple of weeks before receiving serious interest—unless they are priced aggressively or offer something truly unique, like exceptional design or prime location. As a result, sellers in this price bracket need to be more strategic in their approach, ensuring their homes are staged well and priced to attract discerning buyers.

Overall, the average sale price for the Portland metro area rose slightly, increasing from $600,500 to $611,900, which represents a modest 1.9% growth compared to last year. This suggests a steady market environment despite varying activity levels across price points.

Most Expensive Sale in September

The most expensive home sale in September was a breathtaking estate located in Portland’s prestigious Dunthorpe neighborhood. This 5-bedroom main residence, complete with a 4-bedroom guest house, boasts just under 10,000 square feet of luxurious living space. The property was meticulously remodeled from the studs out by the previous owners and is situated on over an acre of beautifully landscaped grounds.

Originally listed for $5.9 million, the home sold for $5.38 million after being on the market for just over five months. The Dunthorpe neighborhood, known for its privacy, top-rated schools, and proximity to both downtown Portland and Lake Oswego, continues to attract buyers seeking a blend of elegance and convenience.

What to Expect as We Enter Fall

Looking ahead, we anticipate the Portland market to hold fairly steady as we move into the fall season. While interest rates are expected to remain stable, we may see a gradual cooling of buyer activity as the year-end approaches and the holiday season kicks in. This typically results in fewer listings and a slight slowdown in overall transaction volume.

For sellers, it’s essential to stay proactive by pricing competitively and ensuring your home is in tip-top shape before listing. For buyers, this could be an opportunity to explore higher price points that have seen reduced competition, especially if you’re not in a hurry and have the flexibility to negotiate.

Whether you’re buying or selling, working with a knowledgeable realtor can make all the difference in navigating these shifting market dynamics. If you have any questions or want to know more about specific neighborhoods, don’t hesitate to reach out!

5 Reasons to Move to Portland, OR

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Portland, Oregon, is a city that offers a unique blend of vibrant city life, stunning natural beauty, and a strong sense of community. Whether you’re seeking outdoor adventures, a thriving food scene, or a commitment to sustainability, Portland has something for everyone. Here are five compelling reasons to move to Portland and make it your new home.

1. Outdoor Adventures

Portland is a paradise for nature lovers, surrounded by breathtaking landscapes that offer endless opportunities for outdoor activities.

  • Hiking in the Columbia River Gorge: Just a short drive from the city, the Columbia River Gorge offers stunning hikes with waterfalls, panoramic views, and lush forests. It’s a hiker’s dream destination.
  • Exploring Forest Park: Within the city, Forest Park provides over 80 miles of trails, making it one of the largest urban forests in the country. Perfect for a weekend walk or an early morning run.
  • Cycling on the Springwater Corridor: Portland is also known for its biking culture. The Springwater Corridor, a multi-use trail, is a favorite among cyclists and offers a scenic route through the city and beyond.
  • Water Activities on the Willamette River: The Willamette River is ideal for kayaking, paddleboarding, and even dragon boat racing. There’s no shortage of adventure in Portland.

2. The Food Scene

Portland’s culinary landscape is diverse and innovative, catering to every palate.

  • Food Truck Culture: Portland’s food truck culture is legendary. From Korean BBQ to vegan comfort food, the city’s food trucks offer a world of flavors. These pods are a favorite lunchtime destination for locals.
  • Farm-to-Table Restaurants: For a more upscale experience, Portland’s farm-to-table restaurants emphasize fresh, local ingredients. Chefs here are passionate about creating seasonal dishes that highlight the best of the Pacific Northwest.
  • Portland Farmers Market: Don’t miss the Portland Farmers Market, where you can find everything from organic produce to artisanal cheeses. It’s a great way to support local farmers and discover new ingredients.
  • Salt & Straw Ice Cream: For a sweet treat, head to Salt & Straw, where you’ll find unique ice cream flavors crafted with local ingredients. It’s a must-visit for any foodie.

3. Arts and Culture

Portland’s creative spirit is evident in its thriving arts scene.

  • Art Galleries: Art lovers will appreciate the city’s numerous galleries showcasing works from local and international artists. First Thursday in the Pearl District is a popular monthly event where galleries open their doors for evening receptions.
  • Live Music: Live music is a big part of Portland’s culture. From intimate venues like Mississippi Studios to larger stages like the Crystal Ballroom, there’s always a show to catch. The city’s music scene is diverse, featuring everything from indie bands to jazz ensembles.
  • Street Art: Portland’s streets are adorned with vibrant murals and street art. These pieces reflect the city’s creative energy and provide colorful backdrops throughout the neighborhoods.

4. Sustainable Living

Portland is at the forefront of sustainable and eco-friendly practices.

  • Public Transportation: The city boasts an extensive public transportation system, including buses, light rail, and streetcars, making it easy to get around without a car. This commitment to public transit helps reduce the city’s carbon footprint.
  • Green Spaces: Green spaces are abundant in Portland. The city is home to over 275 parks, including community gardens where residents can grow their own produce. These spaces promote a healthy, active lifestyle and a strong sense of community.
  • Eco-Friendly Initiatives: Eco-friendly initiatives are everywhere. From zero-waste stores to city-wide composting programs, Portland residents are dedicated to sustainable living. It’s a city where being environmentally conscious is a way of life.

5. Community and Lifestyle

Portland is known for its welcoming and inclusive community.

  • Diverse Neighborhoods: Portland’s neighborhoods each have their own unique charm. From the historic homes of Irvington to the trendy boutiques of the Pearl District, there’s a neighborhood for everyone.
  • Community Events: Community events are a big part of life here. Street fairs, farmers’ markets, and neighborhood festivals bring people together and create a strong sense of belonging.
  • Friendly Locals: The friendly and inclusive nature of Portland’s residents makes it easy to connect with others. Whether you’re chatting with a barista at your favorite coffee shop or joining a local club, you’ll find a warm and welcoming community.

Bonus: Affordability

Portland is the most affordable major city on the West Coast.

  • Cost of Living: Compared to other West Coast cities like San Francisco, Seattle, and Los Angeles, Portland offers a more affordable cost of living. Housing, groceries, and utilities are all more budget-friendly, making it easier to enjoy a high quality of life without breaking the bank.
  • Value for Money: Despite its affordability, Portland doesn’t skimp on amenities. You’ll still enjoy top-notch dining, entertainment, and cultural experiences without the hefty price tag found in other major cities.

There you have it – five amazing reasons, plus a bonus, to move to Portland, Oregon. Ready to make the move? Let us help you find your dream home in this incredible city. Contact us today to start your journey to Portland. We can’t wait to welcome you to your new home.

Portland Real Estate Market May 2024

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Navigating Portland’s Dynamic Market in 2024

It’s May which means it is time to look back on the previous month and analyze the real estate trends and market conditions. As we venture deeper into 2024, the Portland real estate market is showing signs of holding steady. While rates had started coming down, beacause of the positive jobs report and increased inflation, they went back up into the 7s again. This has again led to some uncertainty in the market. There are still buyers in the market, but the buyer pool is smaller than it typically is this time of year. We are still seeing appreciation month over month, up 2.3% from the previous month. Inventory still continues to be the main driving factor driving home prices upwards. If we do see rates stay down continuously, expect to see appreciation jump into the 5-6% range.

The Most and Least Expensive Homes Sold Last Month

The Portland real estate market is diverse, ranging from luxury to affordability. Last month’s sales highlight this range vividly.

An exemplar of luxury, the most expensive home sold last month in Portland was located in King Heights. This beautiful property has 6 bedrooms, 7 full bathrooms and 1 half bathroom. With over 8900 square feet this home sits on just under 1 acre. This home sold for a remarkable $4,558,000. There were 4 other homes that sold in Portland last month for over 2 million showcasing the strength of Portland’s high-end market.

Contrasting this luxury, the least expensive home sold offers a glimpse into the market’s affordability. Situated in SE Portland, this cottage has 3 bedrooms and 1 bathroom. The home also has just over 1100 sqft and sold for just $249,000. The home definitely needs a little bit of work, but if you are willing to do some sweat equity, this home was a great deal! There were multiple other homes that sold for under $250,000 but they were either condemned or tear-downs. There were however multiple cute homes in the $250-$300K range.

For Sellers: Seizing the Moment

While this spring market has not been as hot as markets in the past couple years we are still seeing multiple offers on homes that are priced well and showing well. This often means that the homes are fully or partially staged. The buyers that we are seeing in the market are very well qualified which leads to fewer sales falling apart. This is good news as sellers so if you are considering a sale. Now could be the perfect time.

For Buyers: Know your Strength

Inventory and interest rates have led to a less than ideal market for buyers this spring. Top economists were expecting rates to come down to ease affordability concerns but unfortunately they have held steady in the high 6% to low 7% range. With low inventory some homes are still seeing multiple offers so if you are looking in the 500-800 range and in the highly coveted neighborhoods, expect to be writing against other buyers. The good news is if you are open to doing some finishing work or painting, you can likely get a good deal and have the seller buy down your interest rate.

Tailored Advice and Guidance

Whether you’re looking to buy, sell, or simply explore your options in Portland’s real estate market, personalized advice is key. For strategies, market timing, affordability, or property valuation, feel free to reach out. Together, we can navigate the evolving landscape of Portland’s real estate market in 2024.

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Is buying before you sell the right move?

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For many homeowners, the prospect of selling their current home before purchasing a new one is daunting. This can be due to the uncertainties around finding the right home, timing mismatches, and general uncertainties involved. However, buying a new home before selling your existing property can offer a seamless transition, eliminating the need for temporary housing and ensuring a smooth one time move. With real estate becoming more competitive, its important to do everything you can to stand out from the crowd on both the buying and the selling side. Let’s explore various strategies and considerations for homeowners looking to buy before they sell, ensuring a stress-free and coordinated moving experience.

buying a house
1. Bridge Loans

A bridge loan is a short-term financing option that allows homeowners to leverage the equity in their current home to finance the purchase of a new property. This loan essentially “bridges” the gap between the sale of your old home and the purchase of your new one. Bridge loans are ideal for those who need to move quickly, such as for a job relocation, and can’t wait to sell their current home. While bridge loans offer flexibility and speed, they also come with higher interest rates and costs, so it’s essential to consider your financial situation carefully.

2. Home Equity Lines of Credit (HELOC)

For homeowners with significant equity in their current home, a Home Equity Line of Credit (HELOC) can provide the funds needed to purchase a new home before selling. HELOCs typically offer lower interest rates than bridge loans and provide flexible access to funds. However, you’ll want to fully repay the HELOC with the sale of your home, so its important to compare your equity to what you’ll need for your next down payment.

3. Contingent Offers

Placing a contingent offer on a new home means your offer is conditional upon selling your current property. This strategy can provide peace of mind, ensuring you won’t be stuck with two mortgages. However, contingent offers are less attractive to sellers in a competitive market, as they carry more risk and uncertainty. It’s essential to work closely with a real estate agent to navigate this approach effectively.

4. Leveraging Technology and Real Estate Platforms

Several real estate platforms and services now cater to homeowners looking to buy before they sell, offering innovative solutions that streamline the process. Some services provide cash advances for new home purchases or offer to buy your current home outright, allowing you to move on your timeline. Researching and leveraging these options can significantly simplify your transition.

Regardless of the strategy you choose, careful planning and preparation are crucial. Start by assessing your financial situation, understanding the value of your current home, and exploring your new home’s market. Working with a knowledgeable real estate agent can provide you with the insights and support needed to navigate these options successfully.

wanting more ideas? Check out our handy guide with even more tips HERE