Hot Real Estate Markets

Best Portland Neighborhoods to Buy a House: The Pearl District

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Hot Portland Neighborhoods: The Pearl District

Had you not lived in Portland in the 90s you might never guess that The Pearl District, a vibrant neighborhood full of high-end art galleries, expensive high rises, and upscale dining and shopping was previously the Northwest Industrial Triangle: a low-rent industrial area occupied by railroad yards and warehouses on unfinished lots.

Prior to that, the area’s long and storied history includes the expansion of Henry Weinhard’s brewery business to the point where he wanted to pipe his beer to the Skidmore Fountain in the 1860s, a turf war between two railway magnates in the early 1900s, and the notable story of one of the area’s first resident artists renting a 3,000 square foot space for a mere $100 a month in the 1970s as well as the opening  of the first Powell’s Books location.

There are numerous historical points of interest in the making of the Pearl District, but one fact that is often overlooked and rarely known is that the neighborhood is named after a real woman, Pearl Marie Amhara. Pearl was born in Ethiopia in 1936 and was described as a tall, striking woman who spoke 21 languages and was an avid women’s rights activist and humanitarian. The full story behind how the Northwest Industrial Triangle was coined ‘The Pearl District’ in 1985 is worth a read, and it’s truly fitting that one of Portland’s most unique neighborhoods is named after such an interesting person.

In the early 90s, developers began converting available warehouses in The Pearl District into open living spaces and used the term ‘loft’ to market these urban dwellings to buyers. The loft concept became so sought after that even new buildings in the area were designed in the same way. The Pearl District quickly became one of urban Portland’s most popular, and relatively expensive, neighborhoods. Because most developments in this area come from new construction, apartments and condos are relatively pricey.

This trendy neighborhood runs from West Burnside Street on the south to the Willamette River on the north, NW Broadway on the east and I-405 on the west. The area is stocked mainly with lofts (technically ‘condos’) and apartment buildings, with a few townhomes scattered in. There are no single-family homes in this Portland neighborhood.

The high cost to live in The Pearl (landing at a ‘D-’ for housing and an ‘F’ grade for cost of living) offers a balance with easy access to a plethora of local amenities. It also boasts nearly perfect walk and bike scores, and close proximity to educational institutions.

Schools In The Pearl District Neighborhood

While the Pearl District may be mostly inhabited by singles and professionals, the neighborhood does still cater to families with children, as well as university students, and offers many school options including: Chapman Elementary School (K-5, public), East-West Sylvan Middle School (6-8, public), Lincoln High School (9-12, public), The Emerson School (K-5, non-profit, charter), The Portland Chinese School (preschool-12, non-profit, alternative, private) is located on Portland State University’s campus on the south side of the Pearl.

The Pearl District Lifestyle

People who choose to buy homes in the Pearl are choosing a vibrant, urban environment and the lifestyle that embodies. Residents of The Pearl laud the accessible green space, with multiple parks throughout. Many will give up their motorized transportation and supplement walking with the exceptional public transportation options including TriMet bus and MAX train service and the Portland Streetcar. The Pearl offers engaging nightlife, an active arts, culture, and entertainment scene, diverse dining experiences, walkable shopping, and with all of this, even in this downtown environment, the Pearl can offer a close neighborhood feel.

One neighborhood resident, Jana, who moved from Vancouver, Washington to Portland’s The Pearl District a few years ago shares her reasoning behind the big change from suburban life:

“I wanted to be at the center of it all, yet still away from the crowds. I walk everywhere, I love living by the dog park, and I feel safe living in a condo building – the views from my condo are amazing! I’m also grateful for my incredible neighbors – I think we all were meant to live together and secretly I think we all know each other by our dogs’ names instead of our actual names!”

Home Prices in The Pearl District Neighborhood

Trulia puts median home prices in The Pearl at $480,000, while Zillow offers a more realistic number of $532,900. Zillow elaborates that Pearl neighborhood homes are, on average, listing nearly $50K higher than they’re selling for in the area, implying that the market leans towards buyers, or is at the very least somewhat neutral.

Those looking to purchase a home in Portland’s Pearl District will find a wide range of entry prices, with a few older, smaller options coming in at around $200,000 for a 1 bedroom, 1 bathroom and 322 square feet – scaling all the way up to top-of-the-skyline luxury at $4.7 million for 3 bedrooms, 4 bathrooms, and about 3,500 square feet.

There’s something for just about everyone in the Pearl. If you’re ready to start the home-buying process (in the Pearl District or any other Portland, Oregon or Vancouver, Washington neighborhood) I’d love to help. Give me a call to discuss your goals! Or, you can start your prequalification process right away by securely submitting your info to me using this online form.

You’re also welcome to stop by my office, which happens to be in the heart of the Pearl. I’m at 1238 NW Glisan, in the Chown Pella Lofts. Give me a ring to let me know you’ll be stopping by. I look forward to working with you!

 

Best Portland Neighborhoods to Buy a House: Forest Park

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Hot Portland Neighborhoods: Forest Park

Both verdant rambling forest and close-in hood, Northwest Portland’s Forest Park neighborhood is located a quick 5 to 10-minute drive to downtown PDX at the right time of day (20-ish minutes+ during rush hour and other busy times) and is also an easy commute to Beaverton-Hillsboro on the other side. Bordered by the Northwest Heights, Hillside, Northwest District, and Linnton neighborhoods, Forest Park is named for the area’s rolling 5,000-plus acre park, part of which physically sits inside the neighborhood’s boundaries on the southern and eastern sides.

Forest Park Family-Friendly Destinations

While Forest Park may not be the most walkable in the Portland area (It’s classified as ‘car dependent’), it more than makes up for it in natural beauty, great local amenities, and accessibility to outdoor activities. Living in Forest Park, you may not be able to walk to the grocery store the way you could in NE Portland’s Beaumont, or SE’s Sellwood-Moreland, but you can access over 80 miles of nature trails and forest roads for hiking, horseback riding, and running. Pittock Mansion, a beautiful and historic 1914 house museum can also be reached through the expansive network of trails and is a destination adventure unto itself.

Nearby is the Audubon Society Wildlife Care Center where at any given time over 3,000 wild animals are in treatment and rehabilitation with the goal of being released back into the wild. Visit the center with your family to meet the permanent residents; animals that could not be released back into the wild now call the center home.  Stroll the four miles of trails around the Audubon Society’s Nature Sanctuary to discover and learn about the native plant species, and explore Balch Creek.

Living in the Forest Park neighborhood also puts your family in very close proximity to the Oregon Zoo. With around 2,700 animals representing 215 species and subspecies of birds, mammals, reptiles, amphibians, fish and invertebrates plus 19 endangered species and 9 threatened species this 64-acre zoo is a family favorite on sunny and rainy days alike.

Located within walking distance from the zoo you’ll also find The World Forestry Center where even the littlest visitors can explore interactive exhibits featuring different types of forests from around the world while learning about their unique characteristics and sustainability issues. Directly across the parking area is the famed Portland Children’s Museum, an indoor creative play and discovery space designed specifically for families with children aged ten and younger.

Forest Park Median Home Values

 Many homes in the Forest Park neighborhood boast spectacular views with properties in the eastern portion of the neighborhood look over the expansive park and the Willamette River. Properties in the western portion of the neighborhood have views of the massive valley below. This neighborhood is still relatively new, growing quickly over the last two decades and the prices reflect this growth and the increasing demand for homes in the area.

Forest Park offers buyers the opportunity to go stick-built on empty parcels of land available from $30k and up, as well as high-end developer homes or move-in ready properties listed from the low $400s to well over $1 million – and even up to $8.6+ million. Forest Park is admittedly one of the more expensive neighborhoods to purchase in with the average home price currently landing somewhere around $700k.

Forest Park Neighborhood Schools

Aside from the beautiful natural surroundings, one of the most popular reasons families move to the Forest Park neighborhood is that some of the best schools in the state are located within 2 miles including Forest Park Elementary(K-5, public) West Sylvan Middle School (6-8, public), Lincoln High School (10-12, public), and St. Pius X (K-8, private).

Stay tuned for more information on Portland, Oregon Neighborhoods.

If you’re ready to start the home-buying process (in Forest Park or any other Portland, Oregon or Vancouver, Washington neighborhood) I’d love to help. Give me a call anytime, or start your home-loan prequalification now by submitting your info directly to me using this handy online form.

Best Portland Neighborhoods to Buy a House: Sellwood-Moreland

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Portland Neighborhood: Sellwood-Moreland

Boasting a walk score of 81 Southeast Portland’s Sellwood-Moreland neighborhood actually consists of three distinct neighborhood districts: Sellwood, Westmoreland, and Eastmoreland. With four beautiful public parks (Westmoreland Park, Sellwood Park, Sellwood Riverfront, and Johnson Creek Park), the Oaks Bottom Refuge hiking area, Eastmoreland public golf course, and the Springwater Corridor all within easy reach, this neighborhood is especially great for families who like outdoor activities and playing in nature, with a close commute to downtown across the Sellwood Bridge.

Other local public amenities include the Sellwood Community Center, Sellwood-Moreland Library, Sellwood outdoor public pool, and the Sellwood Community Garden.

Family-Friendly Portland Neighborhoods: Sellwood-Moreland

 

Sellwood-Moreland Neighborhood History

Historically, Sellwood began as an independent city when the original owner, a fruit farmer, sold his 320 acres to Rev. John Sellwood. In 1882, Sellwood sold half of his acreage to the Sellwood Real Estate Company who planned and developed the city of Sellwood. Five years later, the city was incorporated, and eventually became a part of Portland proper in 1893.

In 1909 Eastmoreland and Westmoreland were born of a sold and subdivided 500-acre farm. These new neighborhoods were marketed to families headed by professionals who worked in downtown Portland, only five miles to the south, usually commuting to work by the relatively new streetcar.

While these areas are well distinguished today by separate and thriving business districts, and many residents identify them as strictly individual neighborhoods, the Portland Office of Neighborhood Involvement officially combined the neighborhoods of Sellwood and Westmoreland into Sellwood-Moreland. With Westmoreland situated on the east side of the community, and Sellwood on the west side along the river.

Sellwood-Moreland Median Home Values

The median home value in Sellwood-Moreland currently lands at $425,397 – dramatically higher than the national average of $184,700, but very much in keeping with Portland’s higher-than-average home prices. Neighboring Eastmoreland, voted by Niche users as the #3 best Portland neighborhood to live in, is pricier with a median home value of $496,993.

Sellwood-Moreland Family-Friendly Destinations

Sellwood-Moreland has long been the antique shopping destination in Southeast Portland, with the Stars Antiques Mall housing 100+ vendors in 10,000 square feet and it’s annex right across the street, Stars and Splendid. These cavernous spaces full of all manner of eye candy are a fun place to wander through and while away a rainy afternoon with the kids.

Cloud Cap Games is a beautifully designed game store stocked wall to wall with fun puzzles and different types of games. They even host regularly scheduled game nights, sometimes in their outdoor gaming space. Now you know where to head for a new game to enjoy during your next family game night.

Just one street down is a craft store called Collage, filled with everything your family needs to get their creativity on. The kids will go nuts in here. Check out their craft night project schedule while you’re there.

Stop by Grand Central Bakery on the way home for fresh baked cookies, bread, and lunch fare, or visit neighborhood favorite: Piece of Cake Bakery for unique cupcakes, cakes by the slice or whole, and more.

One new neighborhood favorite that was designed with mom and dad in mind is Buttercraft, a butter and bottle shop offering wine, beer, tea, cured meats, antipasto, and house-made butter in a variety of unique flavors. Buttercraft offers locals the a walkable destination for date night.

Just as in other Portland neighborhoods, Sellwood-Moreland businesses gladly get in on the action when it comes to community celebrations, participation in the neighborhood celebration ‘Summerville’ is high.

Sellwood-Moreland Neighborhood Schools

The Sellwood-Moreland Neighborhood offers many neighborhood families and children the opportunity to walk to school, with both private and public options including: Llewellyn Elementary School (K-5, public), Sellwood Middle School (6-8, public), Cleveland High School (9-12, public), and St. Agatha Catholic School (K-8, private).

Stay tuned for more Walkable and Family-Friendly Portland, Oregon Neighborhoods.

If you’re ready to start the home-buying process (in Sellwood-Moreland of any other Portland, Oregon or Vancouver, Washington neighborhood) I’d love to help. Give me a call anytime, or start your home-loan prequalification now by submitting your info directly to me using this handy online form.

 

 

 

Vancouver, Washington Neighborhoods

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The Vancouver, Washington real estate market is heating up! With a current median home value of $299,000 in Vancouver, Washington, compared to an average home value of $413,300 in it’s more metropolitan neighbor, Portland, Vancouver is currently a very viable option for potential home buyers due to affordability, current and future growth potential, and a host of other positives.

Other notable figures: according to Zillow, the current average home listing price in Vancouver is $319,000 with the median sale price is a bit lower at $303,800; compared to Portland where homes are currently listed at an average price of $450,000 with homes selling at an average of $413,200.

That said, Vancouver home prices are by no means stagnant. With numerous high-end developments and upcoming projects in this part of Washington, including a luxury condominium development on the Vancouver waterfront, there is a ton of buzz right now and, relatively, increasing growth leading to more competition for properties.

Vancouver, Washington Neighborhoods

 

Hasson Company realtor, Amelie Marian works with clients on both sides of the river and understands the Vancouver, Washington real estate market well. When I asked her which Vancouver-area neighborhoods buyers are most drawn to and why she offered the following insight:

The secret is out on these charming and walkable Vancouver, Washington and nearby neighborhoods! Multiple offers on properties in these areas are becoming very common. Make sure you have a winning strategy before jumping into this hot real estate market!

Hot Vancouver, Washington Neighborhoods

Downtown Vancouver, Washington

Amelie points to Downtown Vancouver initially as the areas hottest neighborhood, explaining: “Everything is going on in Downtown Vancouver these days! There are so many new restaurants, coffee shops, bars, and shops. The Farmer’s Market at Esther Short Park is one of the best in the entire Metro area. Right now, all the buzz is around the new waterfront project of 40 luxury condos. This development is well underway and coming soon. Pricing for the project was just released and units are starting at just under $1 million each!”

Camas, Washington

Amelie finds Camas, just outside Vancouver, to be another hot spot for home buyers: “Many buyers move to Camas for the top-rated schools, but with a median sale price of $460,000 it is also at the top of the charts for the area. Along with great schools, buyers can also get expansive views and have a variety of new construction options to choose from.

Belz Place, Deerhaven, & Downtown Camas

Amelie mentioned a few neighborhoods within the Camas area as particularly hot right now, pointing out one new neighborhood in particular called Belz Place that she sees as having great amenities including a local pool and walkability to the elementary school. She also notes that Deerhaven at Lacamas Lake as being perfect for those looking for an ultra-modern aesthetic.

While there’s nothing ‘new’ about Downtown Camas, it’s populated with old buildings full of charm and history amidst an eclectic mix of restaurants, coffee shops, bars, boutiques, and more. Buyers considering Camas should be sure to spend an afternoon exploring Downtown Camas.

Fisher’s Landing 

Finally, Amelie explains that “Fisher’s Landing offers great accessibility to freeways and all the amenities on 164th and 192nd. With very few active listings and a median sale price of $358,000, buyers would be wise to be pre-approved and ready to make solid offers if shopping here. Houses in Fisher’s Landing tend to sell in a matter of days! Fisher’s Landing is also home to one of the area’s very few 55-and-over communities, Fairway Village. Centered by a gorgeous public golf course and known for being a very close-knit community, this is an especially popular option for seniors from throughout the Pacific Northwest.”

More Hot Vancouver, Washington Neighborhoods

Travis Newton, an agent with Newton Group Real Estate and a real estate investor, knows Vancouver, Washington real estate because he grew up in the area in a real estate family of three generations. Travis shared his thoughts on which Vancouver neighborhoods are hot areas for home buyers to focus on in the rest of 2018. Travis shared his list of the hottest Vancouver neighborhoods and I filled in the details. Travis seconded Amelie’s vote for Downtown Vancouver and added the following neighborhoods to the list:

Arnada

Arnada is one of Vancouver’s oldest neighborhoods and as a result boasts plenty of old-growth trees and a well-established neighborhood park. Arnada residents also enjoy a vibrant shopping district: Main Street’s Uptown Village which is populated with shops, markets, restaurants, and local doctors’ and dentists’ offices. According to a local news article, Arnada neighbors say it best, describing this charming area as “a small, self-sufficient town inside a city.”

The Parklands at Camas Meadows

By Cascade West Development, The Parklands is a luxury gated community bordering the Camas Meadows Golf Club. Home prices here start in the $900,000s. Bordering Vancouver, the population of Camas currently lands at around 21k. With numerous community amenities including lush parks with over 60 miles of nature trails, a vibrant downtown area and economy, and highly-rated local schools The Parklands is marketed as an oasis of high-end homes within a uniquely special city.

Royal Terrace

Located in Ridgefield, Washington, Royal Terrace is a brand new gated development by Evergreen Homes NW that offers larger lots backing to a lush greenbelt. With a small-town feel, an exceptional downtown area, and excellent local schools this is a neighborhood for families to consider. From the developer website: “Excellent schools support desirable neighborhoods, and Royal Terrace is lucky to have Ridgefield High School just around the corner, the new Sunset Intermediate School a 1/2 mile down the road, and the highly regarded Union Ridge Elementary School minutes away.”

Ready to Buy a House in Vancouver, Washington?

If you’re ready to buy a house in one of these hot Vancouver, Washington neighborhoods, or if you’re interested in another Vancouver-area neighborhood I’d love to help you. As a licensed mortgage broker in Oregon and Washington, I can help you navigate the home-buying process and determine exactly how much house you can afford. Please get in touch with me to get started!