Real Estate ArticlesRecently posted or modified blog postshttps://www.greatvancouverhomes.com/blog/Copyright GreatVancouverHomes.com2024-03-12T06:51:45-07:00tag:greatvancouverhomes.com,2012-09-20:4683Best Neighborhoods in Vancouver, Washington [Insider's Guide]<img src="https://assets.site-static.com/userfiles/1946/image/Best_Neighborhoods_Vancouver_Washington.jpg" width="750" height="450" alt="Vancouver Washington Best Neighborhoods" />
As real estate agents, we get many questions about Vancouver's best neighborhoods and other nearby areas of Clark County, especially from buyers <a href="https://www.greatvancouverhomes.com/blog/moving-to-vancouver-washington/" title="moving to Vancouver, WA">moving to Vancouver</a> from other cities.
Everyday life in Vancouver and its surrounding towns can range widely. That’s why home shoppers will find it useful to narrow their choices early in the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/" title="homes buying process">home buying process</a> (if only to save a little time and aggravation). There's no better way to do that than to compare neighborhoods based on the kind of lifestyle each offers.
What do we mean by that? Here are two ends of the spectrum that can illustrate these choices:
Some folks prefer low-hassle condo living with plenty of nearby amenities like good restaurants, grocery stores, and parks.
Some people prefer to live remotely in a single-family home on a large lot or acreage ("out in the country," as we say).
The good news is that there are <a href="https://www.greatvancouverhomes.com/vancouver-wa/" title="homes in Vancouver">homes in Vancouver</a>, in certain neighborhoods, that will satisfy either preference above. To help all our clients focus on a wide range of preferences, we’ve developed a list of the best Vancouver neighborhoods (and surrounding areas) below. The list is based on the lifestyle preferences we hear about the most. We hope you find a community you love.
Urban / Cosmopolitan
<a href="https://www.greatvancouverhomes.com/vancouver-wa/downtown-vancouver/" title="Downtown Vancouver WA">Downtown Vancouver</a> / <a href="https://www.greatvancouverhomes.com/vancouver-wa/esther-short/" title="Esther Short">Esther Short</a> / <a href="https://www.greatvancouverhomes.com/vancouver-wa/lincoln/" title="Lincoln">Lincoln</a>
The residential districts that comprise the Downtown Vancouver area are a great place to start for homebuyers who prefer to be close to many locally-owned businesses, brewpubs, restaurants, and shopping. Esther Short Park sits in the middle of Downtown; many community events, art shows, and concerts are held here. The park is also home to Vancouver's farmers market and the Recycled Arts Festival, which is pretty cool.
Vancouver’s waterfront development, part of the Ether Short Neighborhood, has high-end restaurants with Columbia River Views. The mixed-use development is home to high-rise condominiums and apartments. It's a great place to live because there are beautiful views of the river, and residents are near just about anything they need, from shopping and dining to movie theaters.
For folks who like low-fuss living and have little need for an expansive property, or just don’t care to maintain a large yard, Downtown Vancouver is an excellent place to look for homes and condos.
Suburban
<a href="https://www.greatvancouverhomes.com/salmon-creek-wa/" title="Salmon Creek">Salmon Creek</a> / <a href="https://www.greatvancouverhomes.com/felida-wa/" title="Felida">Felida</a> / <a href="https://www.greatvancouverhomes.com/lake-shore-wa/" title="Lake Shore">Lake Shore</a> / <a href="https://www.greatvancouverhomes.com/barberton-wa/" title="Barberton">Barberton</a> / <a href="https://www.greatvancouverhomes.com/mount-vista-wa/" title="Mt. Vista">Mt. Vista</a> / <a href="https://www.greatvancouverhomes.com/mill-plain-wa/" title="Mill Plain WA">Mill Plain</a>
What if you want to live in a "nice suburb," a neighborhood not too remote and still pretty close to conveniences?
Vancouver neighborhoods like Salmon Creek and Lake Shore (along with all those listed above) are indeed a little farther away from the action. These are lovely communities where the pace is a little more relaxed. Homes are spread out, and lot sizes are bigger. There are more schools and parks in these areas, too. In fact, developers of planned communities and subdivisions often include trails, paths, and green spaces in their master plans.
To be clear, running routine errands, like grocery shopping or picking up laundry from the dry cleaners, will require a little effort. Typically, this involves driving, catching public transportation, or using a rideshare app like Uber.
Established Neighborhoods
<a href="https://www.greatvancouverhomes.com/vancouver-wa/bella-vista/" title="Bella Vista">Bella Vista</a> / <a href="https://www.greatvancouverhomes.com/vancouver-wa/dubois-park/" title="Dubois Park">Dubois Park</a> / <a href="https://www.greatvancouverhomes.com/vancouver-wa/evergreen-highlands/" title="Evergreen Highlands">Evergreen Highlands</a> / <a href="https://www.greatvancouverhomes.com/vancouver-wa/father-blanchet-park/" title="Father Blanchet">Father Blanchet</a>
Vancouver has established neighborhoods that include fairly upscale homes. Here, you will find houses built in the 1930s and 40s, like Tudor or Traditional homes. Ranch and Mid Century Modern homes built in the 1950s and 60s also dot these areas. Architecturally speaking, these communities offer buyers interesting choices.
What’s more, properties in established neighborhoods have bigger yards than most <a href="https://www.greatvancouverhomes.com/vancouver-wa/new-construction-homes/" title="new construction homes in Vancouver WA">new construction homes in Vancouver</a>. Tall, mature shade trees and well-maintained landscaping is the norm. The trees that line the streets are also larger because the city planted them decades ago. Even the streets are wider.
Given these price points of homes here and the overall neighborhood vibe, these neighborhoods generally appeal to buyers who've reached mid-career or beyond.
Small Town Charm
<a href="https://www.greatvancouverhomes.com/camas-wa/" title="Camas">Camas</a> / <a href="https://www.greatvancouverhomes.com/washougal-wa/" title="Washougal">Washougal</a> / <a href="https://www.greatvancouverhomes.com/ridgefield-wa/" title="Ridgefield">Ridgefield</a> / <a href="https://www.greatvancouverhomes.com/battle-ground-wa/" title="Battle Ground">Battle Ground</a>
Small towns represent another exciting choice in the Vancouver area. Over the past few decades, small cities in Clark County have created an emphasis on attracting and supporting locally-owned boutiques, service-based businesses, restaurants, and brewpubs to form vibrant commercial and civic cores.
One of the things that these small towns offer to home buyers that's desirable is the inventory of older homes with character. Home shoppers will find more varied architectural styles, houses that don't all look the same, as is the case in planned subdivisions where choices are limited to a handful of model homes.
Community events, like concerts and movies in park spaces, are held routinely. Camas has First Fridays downtown, where all the businesses stay open late, some serving wine and dessert. Events like this help build a close-knit community.
Each town has larger annual events that pull in visitors from around the region like Camas Days, Washougal’s Frontier Days, Battle Ground Harvest Days, and Ridgefield’s Birdfest & Bluegrass.
Generally speaking, small towns are also noteworthy for great school districts.
Rural
<a href="https://www.greatvancouverhomes.com/brush-prairie-wa/" title="Brush Prairie">Brush Prairie</a> / <a href="https://www.greatvancouverhomes.com/camas-wa/fern-prairie/" title="Fern Prairie">Fern Prairie</a> / <a href="https://www.greatvancouverhomes.com/la-center-wa/" title="La Center">La Center</a> / <a href="https://www.greatvancouverhomes.com/hockinson-wa/" title="Hockinson">Hockinson</a>
Some home shoppers want to leave city life in the rearview mirror altogether.<br />If you prefer a lot of space, perhaps even a horse property, rural areas near Vancouver could be your cup of moonshine.
Rural neighborhoods are quiet, slower-paced, and spread out. Most properties consist of five-acre increments and occasionally two-acre parcels. Many homeowners start little hobby farms, say a garden, a few goats, and some chickens.
There is less light pollution in the country at night, too. You can layout and take in the stars on any cloudless night (which is much more likely in the summer months, given that the skies are often overcast in Southwest Washington).
Waterfront
<a href="https://www.greatvancouverhomes.com/vancouver-wa/columbia-river/" title="Columbia River">Columbia River</a> / <a href="https://www.greatvancouverhomes.com/vancouver-wa/old-evergreen-highway/" title="Old Evergreen Highway">Old Evergreen Highway</a> / <a href="https://www.greatvancouverhomes.com/camas-wa/lacamas-shores/" title="Lacamas Shores">Lacamas Shores</a> / <a href="https://www.greatvancouverhomes.com/washougal-wa/washougal-river/" title="Washougal River">Washougal River</a>
Some people insist on living near water, and Vancouver has neighborhoods perfect for that. Home shoppers will find small lakes and streams around town, but the most noteworthy water body is the Columbia River, which forms the city’s southern boundary.
Home prices increase as one approaches the Columbia River. Homeowners above the river enjoy views of the Columbia, lights of Portland suburbs, and Mt. Hood.
The highest-priced homes sit right on the river. The Columbia riverfront area has the highest concentration of multimillion-dollar <a href="https://www.greatvancouverhomes.com/vancouver-wa/luxury-homes/" title="luxury homes in Vancouver WA">luxury homes in Vancouver</a>, and for that matter, all of Clark County. The neighborhoods and small and enclaves are often gated, offering privacy and security. Some homes have their own private dock.
That said, there are some great starter condos and townhomes along the river near <a href="https://www.greatvancouverhomes.com/vancouver-wa/columbia-way/" title="Columbia Way">Columbia Way</a>, a neighborhood also known for its commercial district, which has several restaurants, a public beach, and paths along the shore. Luxury riverfront condos are also available in <a href="https://www.greatvancouverhomes.com/vancouver-wa/tidewater-cove/" title="Tidewater Cove">Tidewater Cove</a>, just east of Columbia Way.
In the Old Evergreen Highway area, the housing stock is entirely single-family homes, mostly with river views from the hillsides and very few homes on the water.
If moving into waterfront areas, federal regulations are in place for preserving the river. Property owners can't clear brush or scrub grass out of the water. The use of pesticides is forbidden. The rules are pretty strict as the intention is to keep the river and riverbanks natural.
Vancouver Lake, a large body of water near Downtown Vancouver, has very few waterfront homes. Generally speaking, the real estate opportunities around the lake are minimal. However, neighborhoods above it, like <a href="https://www.greatvancouverhomes.com/lake-shore-wa/" title="Lake Shore">Lake Shore</a>, have water view homes.
Cascade Range and Columbia River Views
<a href="https://www.greatvancouverhomes.com/camas-wa/prune-hill/" title="Prune Hill">Prune Hill</a> / <a href="https://www.greatvancouverhomes.com/washougal-wa/mt-norway/" title="Mount Norway">Mt. Norway</a>
Just like water lovers, some folks prioritize mountain and territorial views over any other aspect of a neighborhood. Two of the best communities for this are Prune Hill and Mt. Norway.
Mt. Norway is in Washougal, a town nicknamed "Gateway to the Columbia River Gorge" as it is the easternmost town in Clark County and sits right at The Gorge entrance. Homes on Mt. Norway face south, taking in panoramic vistas of mountains, the river, the city lights of Portland at night, and other territorial features.
Prune Hill is in Camas and has equally breathtaking views of the river, The Gorge, Mt. Hood, and Portland.
The housing stock on both Prune Hill and Mt. Norway is comprised mostly of custom-built, single-family homes, not cookie-cutter tract homes. Size-wise, view homes in these two neighborhoods are large when compared to the Clark County average. The interiors are adorned with higher-end finishes, too.
If you prefer to build from scratch, just buy a lot and bring your own builder. This way, you're guaranteed to live in a house that is perfectly suited to your tastes and, of course, unique.
A few neighborhoods on these two hills have townhomes. <a href="https://www.greatvancouverhomes.com/camas-wa/boulder-ridge/" title="Boulder Ridge">Boulder Ridge</a>, in the <a href="https://www.greatvancouverhomes.com/camas-wa/columbia-palisades/" title="Columbia Palisades">Columbia Palisades</a> neighborhood of Camas, is one such pocket of luxury townhomes. Columbia Palisades' configuration is unique in that it is mixed-use, combining retail spaces, single-family homes, and townhomes. All that convenience rolled up into one subdivision, with views of the Columbia River to boot.2021-01-05T14:32:00-07:002023-12-07T16:47:10-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:4567Living in Ridgefield, Washington [Insider's Guide]<img src="https://assets.site-static.com/userfiles/1946/image/Living_in_Ridgefield_Washington.png" width="750" height="450" />
Initially settled by the Chinook Native American people, Ridgefield, Washington is now a rapidly growing town of a little over 9,000 people. Ridgefield's population has more than quadrupled over the last few decades and doubled since 2010. Originally named Union Ridge, the town gained its current name in 1890.
Ridgefield is surrounded by fertile farmland, river tributaries, and forests. Downtown sits on the banks of the Columbia River, which forms the boundary between Washington and Oregon. The Pacific Ocean lies roughly 50 miles to the West. Vancouver, Washington, is just 10 miles south.
The town's Historic Downtown area remains a strong tourist draw with preserved buildings including the post office, community center, and police station. A self-guided walking tour was created for the town's Centennial in 2009. Ridgefield is home to a National Wildlife Refuge, noted for its marsh and grassland habitats, which host large migrating populations of sandhill cranes, shorebirds, and songbirds.
In terms of demographics, the town skews young, with over 63% aged under 45, according to the 2000 census. In the 2010 census, almost 30% of the town's population was under 18.
Planning a move? Search all <a href="https://www.greatvancouverhomes.com/ridgefield-wa/" title="Ridgefield real estate">Ridgefield real estate</a>.
History of Ridgefield
The area was visited twice during the Lewis-Clark expeditions of 1805 and 1806. The explorers were impressed by the Chinook Native Americans' traditional "plank houses" with their cedar wood structure and removable, transportable roofs. Around 14 large plank houses were located in the nearby Chinookan settlement of Cathlapotle. Ridgefield has reconstructed one such house, situated on its wildlife reserve and opened in 2005.
The first European homesteader was Irish immigrant James Carty in 1840, soon joined by his nephew of the same name. The Cartys were followed by William Shobert in 1853, who was keen to source timber from the heavily forested land. Following the Civil War, many Unionists settled their families in the area, drawn by the Lake River's gently sloping banks. Ridgefield was first named Union Ridge.
Ridgefield quickly became an important trading post due to its favorable location on the Columbia River (of which the aforementioned Lake River is a tributary). The city was officially incorporated in 1909. A post office was established in 1865, and electricity reached Ridgefield in 1916.
The U-Haul company originated here in 1945 when L. S. Shoen built the first trailer in a tool shed on the Carty family ranch.
Ridgefield Points of Interest
Ridgefield National Wildlife Refuge
<img src="https://assets.site-static.com/userfiles/1946/image/National_Wildlife_Refuge_Ridgefield.png" width="750" height="315" alt="Ridgefield National Wildlife Refuge" style="display: block; margin-left: auto; margin-right: auto;" />
Covering 5,200 acres of marshes, grasslands, and woodlands, the <a href="https://www.fws.gov/refuge/ridgefield/" title="Ridgefield National Wildlife Refuge" target="_blank">Ridgefield National Wildlife Refuge</a> was established (alongside three other reserves in the Willamette Valley) to provide a wintering stopover for migrating birds whose usual Alaskan nesting sites were destroyed by the 1965 earthquake, particularly Canada Geese.
It sits on the Columbia River floodplain, and the U.S. Fish and Wildlife Service manages several walking trails in the region. The Oaks to Wetland trail begins at the North of Main Street, where it meets NW 291st Street, and is currently a 2.8 mile out and back route to the Lake River overlook, although a five-mile circuit should open soon. A little way along the trail, you can see the Cathapotle Plankhouse, a reconstruction of a traditional Chinook cedar dwelling.
Other local trails include the Carty Trail at the Port of Ridgefield, which leads to the Lake River overlook, and the Kiwa Trail, off the NW Tour Route Road. Constructed of a boardwalk and compacted gravel paths, this latter route is particularly accessible.
Birdlife which can be observed from these trails include Bald Eagles, Canada Geese, Great Blue Herons, Great Egrets, Purple Martins and Tundra Swans. Other animals native to the refuge include coyotes, red foxes, porcupine, mink, river otters, black-tailed deer, and even cougars.
The refuge is by far the biggest draw locally, with visitors coming from all over the Western Washington and Norhtwest Oregon.
Farmers Market
From May to October, <a href="https://ridgefieldwa.us/things-to-do/community-events/farmers-market/" title="Ridgefield Farmers Market" target="_blank">Ridgefield Farmers Market</a> takes place in Overlook Park on Saturdays between 9 am and 2 pm. Stalls include local produce, seedlings, jewelry, soap, flowers, baked goods, and home décor items.
Live bands entertain the locals shopping for bargains and tasty produce. There are seasonal events such as the Halloween Scavenger Hunt and the Big Paddle, a mass kayaking and canoeing meet.
First Saturdays
On the first Saturday of each month, downtown Ridgefield hosts popular events ranging from movie marathons to Spring Festivals to Bluegrass concerts; there's a host of fun things to do and explore. There's a multicultural day celebrating diverse communities, including the town's Native American population, and Make a Difference Day, where you can learn about Ridgefield's non-profit and charitable organizations and activities. Check out the Ridgefield First Saturdays <a href="https://www.facebook.com/RidgefieldFirstSaturdays/" title="Facebook Page" target="_blank">Facebook page</a> for more.
Wineries
The Pacific Northwest is an important wine-growing region, with winery visits another popular local attraction. The Willamette Valley to the south and Columbia Gorge area, fifty miles to the east, is particularly fertile. Their damper climates produce the most Burgundy-like reds available in the United States.
Closer to home, there are ten boutique growers near Ridgefield. Here are some of the best:
Bethany Vineyard - With 25 acres of vines and a picturesque 75-acre estate to roam, this is one of the prettiest wineries. Among the spaces on the winery's grounds - the tasting room, patios, and lush lawns - the floating patio on the pond stands out as one of visitors' favorites. Bethany Vineyard produces Chardonnay, Syrah, Pinot Noir, and Cabernet, growing small blocks of a host of varietals. They have a subscription-based wine club with exclusive access to the tasting rooms.
<img src="https://assets.site-static.com/userfiles/1946/image/Bethany_Vineyard_Floating_Patio.png" width="750" height="500" alt="Bethany Vineyard Floating Patio Dock" style="display: block; margin-left: auto; margin-right: auto;" />
Confluence Vineyards and Winery - Founded by Greg and Jae Weber in 2008, this grower keeps it compact and simple with five regular wines and two reserves. Confluence gest its name from the meeting point of two rivers. The vineyard is situated just off N 67th Avenue.
Gouger Cellars Winery - Built in a converted firehouse, Gouger Cellars' restaurant's specialty is a baked brie, ideally paired with a glass of their dark cherry Barbera 2018. Their menu also comprises hot crab or artichoke dips and a tasty burger. They have patio and rooftop seating for sunny days, and their wine offering leans towards sparkling varieties, including a rose, pinot noir, and even a Syrah.
Stavalaura Vineyard - As well as producing wines from other locally-sourced Washington state grapes, Stavalaura concentrates on three varieties from their vines: Pinot Noir and the less well-known Zweigelt-Rebe and Golubok. The latter is one of the big draws, a rare Russian varietal producing a unique deep-red wine with intense flavor.
Three Brothers Winery - A long-established and award-winning name in the region, Three Brothers have an extensive list, including a double gold medal winning 2009 Tempranillo and a 2018 Gewurztraminer. Their food menu is heavy on pizzas and flatbreads, but it's worth leaving room for the cheesecake with their own Tempranillo sauce.
Windy Hills Winery - The Windy Hills Winery was first a Christmas Tree farm, but estate owner Dave Kelly switched to producing wines in 2013. You won't find vines growing here, but their welcoming establishment has a range of full-bodied reds and crisp whites, all made from locally-sourced grapes, including the celebrated (and sunnier) Walla Walla Valley to the east.
Tri-Mountain Golf Course
<img src="https://assets.site-static.com/userfiles/1946/image/Tri_Mountain_Golf_Course.jpg" width="750" height="364" alt="Tri Mountain Ridgefield" style="display: block; margin-left: auto; margin-right: auto;" />
<a href="https://www.trimountaingolf.com/" title="Tri-Mountain" target="_blank">Tri-Mountain</a> is a public course in Ridgefield. It is well-maintained and known for being one of the better values in the Vancouver/Portland area. Golfers enjoy incredible territorial views of the nearby Cascade Range - including scenic views of Mt. hood, Mt. Adams, and Mt. St. Helens - during their play on the course as well as from the restaurant. Players need not worry about forgetting their gear; the clubhouse shop carries a wide selection of equipment and clothing.
Clark County Fairgrounds / Event Center at the Fairgrounds
The first <a href="https://www.clarkcofair.com/" title="Clark County Fair" target="_blank">Clark County Fair</a> was held in 1868 in Esther Short Park (Downtown Vancouver). Over the decades, it was held in several locations until finally settling at Ridgefield's present site in 1955. Each summer, folks from around the region descend up the Clark County Fairgrounds for the annual fair. The amphitheatre host concerts throughout the year and the Event Center at the Fairgrounds put on larger events. Annual events include the Washington State Horse Expo, Greater Clark County Kennel Club All Breed Weekend, Clark County Women's Show, and Vancouver Gun Show, to name just a few.
Ilani Casino Resort
Owned by the Cowlitz Indian Tribe, ilani opened in the spring of 2017. It is one of the larger casinos in the Pacific Northwest with 100,000 square feet of gaming space. What’s more, the property includes a 30,000 square foot events center and a 2,500-seat entertainment venue. They are open 24 hours a day, 7 days a week.
Parks
As well as Overlook Park, which hosts both the Farmers Market and First Saturday events, Ridgefield contains a half dozen city parks, a community park, and a skate park.
Downtown, Davis Park hosts outdoor movie events in the summer and has picnic tables and a children's play area.
Abrams Park is a 40-acre site with facilities for baseball, softball, soccer, and a horseshoe pit, and a disc golf course. You can book its picnic shelter, Bennett Hall for private sports events – it comes with a kitchen, tables, and seating.
If you're looking for a place for a picnic, Eagle Park is situated at the edge of the Nature Refuge and offers quiet and great views.
To let your pets run free, head for the City of Ridgefield Dog Park on Hillhurst near Great Blue Road. There's also the Skatepark and the 53-acre Ridgefield Outdoor Recreation Complex (<a href="https://ridgefieldwa.us/things-to-do/nature-and-recreation/ridgefield-outdoor-recreation-complex/" title="RORC" target="_blank">RORC</a>). The latter hosts six multipurpose sports fields, a playground, and walking trails.
Finally, the Community Garden offers locals the opportunity to grow vegetables, herbs, and flowers on shared allotments – it's a popular facility for growers of all ages.
Climate
<img src="https://assets.site-static.com/userfiles/1946/image/Ridgefield_Washington_Climate_Annual_Stats.png" width="850" height="369" style="display: block; margin-left: auto; margin-right: auto;" alt="Ridgefield WA Climate and Weather" />
The region has a temperate climate, with winter lows around 32°F and summer highs of 79°F on average. It rains a little more than usual, with 47 inches a year compared to the national average of 36. Ridgefield's annual snowfall is only two inches, on average. Winters here are mild. Like most cities in the Pacific Northwest that lie west of the Cascade Mountains, sunshine is also a little less frequent than the national average, with 145 sunny days per year.
Ridgefield Schools
The <a href="https://www.ridgefieldsd.org/" title="Ridgefield School District" target="_blank">Ridgefield School District</a> comprises five schools, an Early Learning Cent for infants and Innovation Ridge, a Center for Advanced Professional Studies (CAPS), specializing in business, engineering, and health sciences.
The schools are as follows:
Elementary Schools
South Ridge Elementary School
Union Ridge Elementary School
Middle Schools
Sunset Ridge Intermediate School
View Ridge Middle School
High School
Ridgefield High School
There is a very comprehensive online Family Resource Center with a host of supportive services, including emergency hotlines, medical and dental services, and community advice.
Be sure to view all <a href="https://www.greatvancouverhomes.com/ridgefield-wa/" title="Ridgefield homes for sale">Ridgefield, WA homes for sale</a>.2020-12-10T10:48:00-07:002020-12-10T11:21:56-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3919Types of Listing Agreements<img src="https://assets.site-static.com/userfiles/1946/image/Listing_Agreements.png" width="750" height="450" alt="Real Estate Listing Agreements" />
In nearly every part of the United States, sellers who contract with an agent to sell their residential real estate sign one of three types of listing agreements: (1) the exclusive listing (2) the exclusive agency listing, and (3) an open listing.
Home sellers are obligated to pay listing agent after their home is sold. However, questions arise when the seller finds a buyer on their own and then wonders of their agent deserves the commission. Home sellers must first understand what type of listing agreement he or she signed with their agent. In most cases, home listings are signed under exclusive listing agreement, explained below, so the listing agent is paid even if the seller sources a buyer.
Another question comes up about the compensation, which can differ when the buyer is represented by one another agent or when the buyer is dually represented by the listing agent. Unless all parties are okay with such dual representation arrangement, listing agents should tell the buyer to find a buyer’s agent, who will paid out of the listing agent’s commission. Either way, under the exclusive listing agreement, sellers must pay the listing agent the full commission agreed and the listing agent needs to split the commission if the buyer is represented by an another agent. Because most listing agents spend a lot of time and money marketing the property, they will be unwilling to accept any other listing agreements such as exclusive agency listing or open listing where the agent may not get paid and could result in a legal dispute.
Exclusive Listing
The most common listing agreement is the exclusive listing. Under an exclusive listing, the broker is entitled to a commission for any sale of the listed property during the listing period, whether the prospect is procured by the owner, the listing broker, another broker, or someone else. Exclusive listings are beneficial to brokers because they eliminate disputes about whose efforts resulted in selling the property. They are beneficial to sellers because under them brokers are more willing to make serious efforts and expend advertising money to market the property, and they are willing to expose the property to other brokers.
Exclusive Agency Listing
Exclusive agency listings are listings under which the owner agrees not to list the property with any other broker. However, the owner reserves the right to find a buyer and avoid paying a commission. Occasionally an owner may have one or two potential buyers in mind. The owner may want to list the property with the broker immediately in case the owner’s prospects do not materialize. Some brokers will take an exclusive listing excepting a limited number of identified buyers for a limited time, in order to accommodate the owner’s wishes. Such a listing is a compromise between an exclusive listing and an exclusive agency listing.
Open Listing
An open listing is a commitment to pay a commission to the broker if the broker finds a buyer for the property. It does not preclude the owner from avoiding a commission by selling the property without the broker’s involvement, or from listing the property with another broker or brokers (except on an exclusive basis). A single-party listing is a common form of open listing. Under a single-party listing, the owner agrees to pay a commission if the owner sells the property to the prospect identified in the listing agreement.2020-07-10T12:08:00-07:002020-07-15T10:14:07-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3906The Best Portland Suburbs<img src="https://assets.site-static.com/userfiles/1946/image/Portland_Oregon_Suburbs.png" width="750" height="450" alt="Best Portland Oregon Suburbs" />
Portland’s suburbs are better suited for home shoppers who want more space than they would otherwise find within the city’s boundaries. These smaller cities and towns offer a more suburban lifestyle but still give their residents the option to travel to the city easily. In fact, for those living near Beaverton, Hillsboro, Milwaukie, Clackamas, or Gresham, the MAX train is a carefree way of getting around the region.
Here are some quick snapshots of cities and towns in the Portland Metro.
<a href="https://www.greatvancouverhomes.com/beaverton-or/" title="Beaverton">Beaverton</a> is located west of SW Portland along Highway 26 and is home to Nike's Headquarters. Beaverton is considered a pleasantly relaxed suburb. Residents enjoy a quick drive to Downtown Portland, at least on the weekends, when Highway 26 is not congested with rush hour traffic like it is during the workweek.
<a href="https://www.greatvancouverhomes.com/hillsboro-or/" title="Hillsboro">Hillsboro</a> is home to Intel's Headquarters and is a hotbed for new construction homes. Many of its neighborhoods have a rural vibe, but Hillsboro's Orenco Station gives home shoppers the option to live in a high-density town center right on a MAX line.
<a href="https://www.greatvancouverhomes.com/happy-valley-or/" title="Happy Valley">Happy Valley</a> sits south of Portland's Pleasant Valley neighborhood. Happy Valley is a beautiful area that has both newer construction homes and rural properties. Happy Valley is mostly residential, and its principal commercial areas include Clackamas Town Center on Sunnyside and SE 82nd.
<a href="https://www.greatvancouverhomes.com/lake-oswego-or/" title="Lake Oswego">Lake Oswego</a> is one of the regions more affluent cities, packed luxury homes, parks, a downtown area, and two golf courses. Lake Oswego (the lake) sits in the middle of town and is lined with beautiful lakefront homes. Downtown Lake Oswego is the commercial core of the city full of shops and restaurants. Lake Oswego School Districts have some of the highest-rated public schools in Oregon.
<a href="https://www.greatvancouverhomes.com/west-linn-or/" title="West Linn">West Linn</a> sits south of Lake Oswego, closer to I-205. The city is known for having a good number of open spaces. Many properties in West Linn, which sit on acreage, drive up the desirability (and cost) of living here.
<a href="https://www.greatvancouverhomes.com/oregon-city-or/" title="Oregon City">Oregon City</a> is famous for once being the terminus of the Oregon Trail. Oregon City's vibe is a down-to-earth - a town with lots of blue-collar charm. It sits along the Willamette River at Willamette Falls, the second-largest waterfall by volume in the United States. Outside Oregon City's city limits, home shoppers will find plenty of country homes that sit on five or more acres.
Milwaukie<a href="https://www.greatvancouverhomes.com/oregon-city-or/" title="Oregon City"></a> sits due south of the Southeast Portland quadrant and has been a hotbed for homebuyers in recent years. Home prices are more affordable when compared to Portland, and buyers can still find spacious homes in country-like settings. Milwaukie is a short commute to Downtown Portland and popular Southeast Portland neighborhoods like Sellwood and Woodstock.
<a href="https://www.greatvancouverhomes.com/tigard-or/" title="Tigard">Tigard</a>, which sits just south of Beaverton west of Lake Oswego, has a good number of luxury homes, especially in the Bull Mountain neighborhood. Much of the city feels like South Beaverton, where roads are wide, houses are large, and yards manicured.
<a href="https://www.greatvancouverhomes.com/tualatin-or/" title="Tualatin">Tualatin</a> sits south of Tigard but is more rural. Tualatin home prices remain higher than most in the area due to the reputation for excellent local schools. Tualatin is known for Bridgeport Village and offers quick freeway access to both the I-5 and I-205 Freeways.
<a href="https://www.greatvancouverhomes.com/gresham-or/" title="Gresham">Gresham</a> is east of Portland, close to the Columbia River Gorge. It has been an up-and-coming housing market for many years. West of Gresham is more urban than the east of the city. The east and the south of Gresham offer rural areas with properties that sit on acreage.2020-07-08T17:19:00-07:002020-07-19T09:55:49-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3905Earnest Money in Oregon: Can I Get it Refunded?<img src="https://assets.site-static.com/userfiles/1946/image/Earnest_Money.png" width="750" height="450" alt="Earnest Money Deposits" title="Earnest Money Deposits" />
Being a buyer’s agent in real estate transactions, I often get asked these questions. It is a legitimate and a very important question for home buyers. It is also a very broad question that comes with many different answers in both black / white and gray areas. So the question is, “When can I cancel my contract to buy a home after I already signed it?” A quick answer is that there are many scenarios where you can as a home buyer and it depends on your situation and what the contract says. In real estate transactions, there are so called “contingencies”, which allow the transaction to cancel and the buyer will receive the full earnest money back from the seller if the contingency or the condition does not occur. The big three contingencies are based on 1) home inspection, 2) financing, and 3) title condition of the home. You must carefully read the language in your contract to understand which situations you can back out of a deal and still receive the refund of your earnest money. In Oregon, most sales agreement forms used in real estate transactions are pre-printed by Oregon Real Estate Forms, LLC and they tend to be very buyer friendly. Real estate agents use these forms to fill in and create addendum in a typical transaction. Real estate agents and brokers are prohibited from drafting their own contracts so they always must use these pre-printed forms. However, if your transaction was handled by an attorney, the contract may look different from the ones made by Oregon Real Estate Forms, LLC. So for the purpose of this article, I will reference the language of the pre-printed forms from OREF since it is the most likely that you will end up using that form as a home buyer in Oregon.
After Inspection
One of the first things a buyer’s agent arranges for the buyer after a contract is signed is home inspection. You have 10 days for home inspection unless you state more days on the contract. Having a professional home inspection done on the property you are about to purchase will truly reveal conditions of the home that are both obvious and latent. Having a home inspection done is usually the buyer’s responsibility and the buyer can choose which home inspection professional to do the job. It only makes sense that you hire an unbiased professional of your choosing.
After you receive the inspection reports, you are not totally happy with it. There are some minor issues with the home. Most homes have minor issues. But are these minor issues enough for you to back out? According to the pre-printed forms in Oregon, they are enough for you to cancel the contract and receive all your deposit back. The buyer’s disapproval of any of inspection report(s) is “unconditional” according to the contract. You must, however, notify the seller in writing your disapproval of the inspection report by 5:00 P.M. of the final day of the stated inspection period or the buyer shall be deemed to have accepted the condition of the property.
When there are issues with inspection reports, buyers often ask the seller to fix these problems before closing instead of backing out from the deal if the problem is fixable. Most sellers are willing to fix the problems because they want to sell the house and they will be legally required to disclose any defects whether obvious and latent once they find out about them in their next transaction. So that means, if the buyer’s disapproval of the issue is reasonable, most sellers will want to fix the problems for the buyer because the seller will have to fix it for the next buyer if he/she refuses to fix it this time.
After Failure to Obtain Financing
After you sign the contract, the deal will only go through if you are able to secure financing. That is called financing contingency. Real estate agreements used to and still use the language “This contract is subject to financing”, which created a lot of confusion and lots of court cases fighting over the meaning of the language. The OFEF forms have done a great job explaining what this contingency means on the contract. Basically, it says if the buyer receives actual notification that any financing contingencies identified above have failed or otherwise cannot occur, the buyer shall promptly notify the seller and the parties shall have two business days (unless otherwise filled in) since the notification to cancel the contract and for buyer will receive the earnest money back. Further, the contract states that 1) the buyer will apply for a loan within 3 business (unless otherwise filled in) days after the contract is signed; 2) the buyer shall make a “good faith effort” to secure financing; and 3) the buyer has the money for the earnest deposit and down payment. One question that has been an issue of litigation in this area of financing contingency is whether the buyer can back out if the mortgage terms turned out to be unfavorable. The contract does not provide this language specifically but there is a section where you can describe the buyer’s preferred range of mortgage terms including interest rates, 30 year / 15 year term, or types of loans (FHA, VA, or conventional). A good real estate agent must help the buyer specify these terms on the contract. In the absence of these terms, however, most courts have held that the financing contingency often means that a buyer obtaining financing terms unobjectionable to a reasonable person. It sounds buyer-friendly but it’s still gray. The best practice is to specify this on your contract.
After Title Report Showing Defects
Real estate transactions are subject to a buyer’s review and approval of a preliminary title report and the recorded CC&Rs showing the condition of title to the property. It is the seller’s responsibility to order such report and the buyer has five business days to object in writing the defects in the title and if the seller fails to provide a written assurance that those defects will be removed or corrected by closing, the buyer can cancel the contract and receive the deposit back. Even if the buyer fails to timely object these items, the seller must still provide a marketable title prior to closing. Basically, buyers have a right to a marketable title prior to closing including a right to seller’s written assurance that defects will be fixed and sellers have a right to cure defects prior to closing. Refer to my previous article about what constitutes a marketable title in Oregon. Moreover, it is typical that a seller provides a title insurance for the buyer on top of a statutory warranty deed. A statutory warranty deed is less protective of a general warranty deed but it basically provides covenants that the seller (grantor) has the title without known encumbrances to the title and will defend the buyer (grantee) on the title. The covenant only covers as far as problems during his/her ownership of the property. It doesn’t protect from any title defects that could have happened during the prior ownership of predecessors, unlike the general warranty deed. So it became customary that sellers also provide a title insurance so that the policy will pay for settlements of any title disputes that may arise.
It is buyer’s rights to receive a marketable title (not a clear and perfect title) and it means the buyer should be free from future lawsuits due to title defects. Title defects usually include liens on the property. The biggest lien is the seller’s mortgage, which will be removed at closing. Other liens and encumbrances could include judgment liens, utility liens, tax liens, property encroachment, and zoning violation that the seller could or could not fix prior to closing. Liens can be paid off by the seller but the buyer should consider backing out on issues like major encroachment and zoning violation that cannot be fixed. Moreover, watch out for private easements. Easements survive sale of the affected subservient property and can only be extinguished in certain ways that are difficult. Utility easements are common and they don’t render a title unmarketable. But a private easement could make it unmarketable whether it is an easement appurtenant or in gross. If you run into title issues, you should talk to a real estate lawyer.2020-07-08T15:43:00-07:002022-10-24T15:23:24-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3904Inspection Periods in Oregon: Rights of Buyers and Sellers<img src="https://assets.site-static.com/userfiles/1946/image/Inspection_Periods_in_Real_Estate.png" width="750" height="450" alt="Real Estate Inspection Periods" />
If you are a home buyer, missing the inspection deadline will bring a severe consequence including not receiving any repair credits, being stuck with home’s poor conditions or losing out on your earnest money. Every real estate contract states how many days a buyer has under the contract to perform inspection due diligence. The language in the agreement dealing with this inspection may vary from state to state but in Oregon, below is the language in our current standard real estate agreement form everyone uses since 2018.
"Buyer shall have 10 (if not filled in otherwise) business days, after the date Buyer and Seller have signed and accepted this Agreement (hereinafter “the Inspection Period”), in which to complete all inspections and negotiations with Seller regarding any matters disclosed in any inspection reports. Unless a written agreement has already been reached with Seller regarding Buyer’s requested repairs, at any time during the Inspection Period, Buyer may notify Seller, in writing, of Buyer’s unconditional disapproval of the Property based on any inspection report(s), in which case, all earnest money deposits shall be promptly refunded, and this transaction shall be terminated. If Buyer fails to provide Seller with written unconditional disapproval of any inspection report(s) by 5:00 P.M. of the final day of the Inspection Period, Buyer shall be deemed to have accepted the condition of the Property. Note that if, prior to expiration of the Inspection Period, written agreement is reached with Seller regarding Buyer’s requested repairs, the Inspection Period shall automatically terminate, unless the parties agree otherwise in writing."
10 Business Days for Inspection Period
In Oregon, we have 10 business days of inspection period for the buyer to not only complete the inspection but to complete negotiations with the seller based on items on any inspection report. The last deadline is 5:00 pm on the last day of inspection period to complete the inspection and negotiation. This means that a buyer must hire an inspector earlier and allow at least a few days from the last day of inspection so the buyer can receive the full inspection report.
If you are buying a house in a moderate to high radon zone such as NE Portland and many parts of SE Portland, you may want to order a radon testing, which takes 48 hours to get the reading back (EPA required time). That means if you have an inspection scheduled on day 8, you will likely not receive your reading prior to 5:00 pm on day 10. You do not want to complete negotiation on day 10 and the radon reading comes back on day 11 as really high. You as a buyer just lost out an important inspection matter.
Inspection Period FAQs
Does the 10 business count the date of acceptance?
No. The language in the agreement is clear. It provides, Buyer shall have 10 (if not filled in otherwise) business days, after the date Buyer and Seller have signed and accepted this Agreement (hereinafter “the Inspection Period”), in which to complete all inspections. Note that it says 10 business after the date Buyer and Seller have signed and accepted this Agreement. That means you have 10 business days after the date of acceptance. Therefore, you do not count the day of acceptance. In a transaction, real estate agents from both sides need to make sure they are on the same page with all the important dates for deadlines.
What if the seller did not respond my request by 5:00 pm on the last day of inspection period?
This is a great question. The contract says the buyer must complete the negotiation by 5:00 pm on the last day of inspection period. So what if the buyer made a written request to the seller asking for credits or repairs prior to 5:00 pm on the last day but the seller has not responded prior to 5:00 pm? Technically, the negotiation is not complete by 5:00 pm due to the seller’s failure to respond. Does this mean that the buyer will lose out on the right and the buyer is deemed to have accepted the condition of the property? No, the seller’s failure to respond by 5:00 pm on the last day does not mean the buyer will have deemed to have accepted the condition. It would result in an unjust result if that was the case. What if the buyer sent the written disapproval on day 7 or 8 and the seller still does not respond by 5:00 pm on day 10? In fact, the lower portion of the paragraph above containing the language from the contract says that the buyer has until 5:00 pm to provide a written disapproval of any inspection reports. That means so long as you have sent in your request for inspection repair or credit request by 5:00 pm, you’re fine. Your request whether it’s an email communication or an addendum for the seller to sign, should meet the written requirement for your disapproval.
What if the buyer failed to present the inspection addendum by 5:00 pm on the last day?
If the buyer for some reason failed to email the inspection addendum by 5:00 pm on the last day, hopefully, the buyer has sent in an email disapproving an inspection report and a request for the seller to credit or repair for the buyer to continue with the transaction. The writing requirement will be met either way if the matter was brought in court.
Can the seller refuse to provide any repairs or credits if the buyer missed the deadline?
So let’s assume that the buyer’s agent failed to any writing of disapproval by 5:00 pm. Let’s say the agent emailed the listing agent at 6:00 pm on the last day asking for a repair credit. What’s the ramification in this particular situation? First, the buyer definitely missed the deadline. Therefore, the buyer is deemed to have accepted the conditions of the property. The seller refuses to provide any repair credits to the buyer. The buyer is upset and terminates the transaction. Can the seller keep the earnest money? Yes. The buyer lost the safe exit strategy by failing to meet the deadline. If your buyer’s agent missed the deadline, that’s a malpractice and you may be able to sue the agent for the financial loss as a result of his or her error. Do not hire an otherwise charming but unorganized agent who lacks attention to details.
Can the seller keep the earnest money if the buyer failed to meet the deadline and terminated the deal?
Yes. As discussed above, the buyer is deemed to have accepted the conditions of the property and can no longer terminate the transaction based on his or her disapproval of an inspection report and receive the earnest money back. Never miss the deadline.
After the buyer and seller signed a repair addendum, can the buyer ask for more credit?
No. The agreement also says, “Note that if, prior to expiration of the Inspection Period, written agreement is reached with Seller regarding Buyer’s requested repairs, the Inspection Period shall automatically terminate, unless the parties agree otherwise in writing.” So without a separate written agreement that says otherwise, once you and the seller signed the repair addendum, that terminates the inspection period.2020-07-08T15:37:00-07:002020-07-15T10:22:00-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3903Portland's Eastside vs Westside: Which is Better?<img src="https://assets.site-static.com/userfiles/1946/image/Portland_East_Side_vs_West_Side.png" width="750" height="450" alt="Portland Oregon East Side and West Side" />
Many Portlanders are dead set on where they want to live. Some fans of the Eastside swear they will never live on the Westside and vice versa. Each of <a href="https://www.greatvancouverhomes.com/communities/portland-neighborhoods/" title="Portland's official neighborhoods">Portland's official neighborhoods</a> can be so different; crossing the Willamette River transports one to seemingly disparate worlds.
But what makes each side of town so distinct?
Simply put, the Eastside offers more entertainment and culture, whereas the Westside provides more space and privacy. In this article, we review the apparent reasons to consider the Eastside or the Westside and aspects of each that home shoppers want to know.
Portland’s Eastside
Reasons to Move to the Eastside
Living on the Eastside means being in the middle of the action or very close to it. A significant number of Portland's best restaurants, interesting shops, and trendy business districts sit on the Eastside of the Willamette River.
Eastside neighborhoods are where people meet up on weekends. Living in a trendy urban area offers great experiences, especially if you are a social person. Even the evenings during the workweek can be fun; great hangouts sit just around the corner.
Commuting to Downtown Portland from the Eastside is just a few minutes away by car or light-rail train. In fact, many Portlanders cycle to work from the neighborhood.
Buying a House on the Eastside
Homes in Eastside neighborhoods are generally older, though pockets of new construction homes exist, particularly condominiums.
A fair amount of the housing stock here was built in the 1920s. As such, popular architectural styles from the Arts & Crafts period abound, including Craftsman and Bungalow houses. Cottage, Tudor, and Dutch Colonial-style homes also dot the area. Most houses have a basement, but the majority are unfinished.
Homebuyers are likely to find issues related to the age of the house they wish to purchase. Settled foundations, structural issues, asbestos, lead paint, underground oil tanks, damaged sewer pipes, rusty water pipes, and radon gas are not uncommon issues. While not required by law, a professional inspection is highly encouraged.
Many homeowners have learned to live with a bit of asbestos or lead paint somewhere in the house, but they won’t necessarily harm you so long as they remain undisturbed. Radon gas is mitigated with an installed system. There are also many houses without off-street parking options on their properties. Those with driveways are likely to have detached, one-car garages. Homes likely sit on a 5,000 square foot lots, which means the typical back yard is tiny. Nonetheless, older Eastside neighborhood homes are in high demand.
Search all of the <a href="https://www.greatvancouverhomes.com/portland-or/" title="Portland OR">homes for sale in Portland</a>.
Portland’s Westside
<br />Reasons to Move to the Westside
Portland’s Westside is a little more expensive and a bit quieter than the Eastside. Aside from the downtown area, most neighborhoods relatively tranquil. Privacy is also easier to obtain. In fact, neighborhoods like <a href="https://www.greatvancouverhomes.com/portland-or/southwest-hills/" title="Southwest Hills">Southwest Hills</a>, <a href="https://www.greatvancouverhomes.com/portland-or/hillside/" title="Hillside">Hillside</a>, and <a href="https://www.greatvancouverhomes.com/portland-or/northwest-heights/" title="Northwest Heights">Northwest Heights</a> are forested.
While the Westside is characteristically less hip than the Eastside, there are a few commercial districts that have cool businesses like <a href="https://www.greatvancouverhomes.com/portland-or/multnomah/" title="Multnomah Village">Multnomah Village</a>.
Westside to Downtown Portland commutes are relatively easy and don’t always require a battle with freeway traffic. If your work is stressful and getting away from it all to a quiet place at night, the Westside could be your answer.
The Westside also has the best school districts in Portland.
Buying a House on the Westside
Westside neighborhoods close to Downtown Portland contain older single-family homes. For newer construction, Modern and Contemporary condos abound in the Pearl District. Homes in the West Hills and beyond are newer and bigger than Eastside homes, especially those built from the 1960s or 1970s onward.
Many houses in West Hills sit on steep slopes with one side of the house attached to engineered stilts. For these homes, backyards are nonexistent. The tradeoff is that these homes have spectacular views of the area’s hills, mountains, forests, and Portland’s skyline.
There is no consistent architectural theme in Westside neighborhoods; let's call it eclectic. Home shoppers can find Ranch homes from the 1950s and 1960s and the occasional Bungalow or Cottage from the 1920s.
Not to say that homes built in the 1950s and 1960s don’t have issues, but homeowners tend to find them more manageable than houses from the 1920s. Keep in mind that homes built before 1978 will likely contain lead paint somewhere.
Search all <a href="https://www.greatvancouverhomes.com/portland-or/" title="Portland OR">homes for sale in Portland, OR Real Estate</a>.
<br />Eastside vs. Westside Suburbs
<br />Eastside Suburbs
Portland’s Eastside suburbs can be simply suburban (like Milwaukie and Happy Valley) or quite rural (like Clackamas, Damascus, and <a href="https://www.greatvancouverhomes.com/gresham-or/" title="Gresham">Gresham</a>).
Housing stock closer to Portland, say Milwaukie, includes 1920s Bungalows. Those give way to 1950s Ranch and Mid-Century Modern as one travels east. Home shoppers can find newer houses on the hills of Mount Scott towards Happy Valley and right around Powell Butte in the Pleasant Valley neighborhood of Portland.
The newest homes are in <a href="https://www.greatvancouverhomes.com/happy-valley-or/" title="Happy Valley">Happy Valley</a> and Clackamas. Housing is more expensive here, and many homes sit within HOA communities. Damascus has been a hotbed for new housing development and remains rural.
<br />Westside Suburbs
Housing options in Portland’s suburbs increase as one moves farther away from the city center. If houses within the city limits seem pricey, chances are you will find something within your price range if you are willing to commute for just a little longer.
Westside suburbs worth noting are <a href="https://www.greatvancouverhomes.com/beaverton-or/" title="Beaverton">Beaverton</a>, <a href="https://www.greatvancouverhomes.com/hillsboro-or/" title="Hillsboro">Hillsboro</a>, and <a href="https://www.greatvancouverhomes.com/tigard-or/" title="Tigard">Tigard</a>. Close to Beaverton, there are unincorporated census-designated places (CDPs) like Raleigh Hills and <a href="https://www.greatvancouverhomes.com/bethany-or/" title="Bethany">Bethany</a> worth checking out.
With MAX train stops and an increasing number of restaurants and breweries, Beaverton's attractiveness is rising. If buying a newer home is a priority, Westside suburbs are worth your time to consider. If you run into older homes, chances are they are Postwar-era Ranch homes, which are highly sought after by first time home buyers and retirees alike.
On What Side of Portland Should You Live?
The geographically divided generalities about Portland look like this:
Portland’s Eastside has older homes in hipper neighborhoods but with less living space.
Portland’s Westside has newer homes, in suburban neighborhoods, with more living space.
For further reading about communities that sit within Portland’s boundaries, check out our best Portland neighborhood article that is even more detailed in scope.2020-07-08T15:26:00-07:002020-07-19T14:06:34-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3902The Best Neighborhoods in Portland<img src="https://assets.site-static.com/userfiles/1946/image/Best_Neighborhoods_Portland_Oregon.png" width="750" height="450" alt="Best Neighborhoods in Portland Oregon" />
Portland neighborhoods differ quite a lot in terms of lifestyle, architecture, access to nature, local amenities, and much more. Home shoppers will find <a href="https://www.greatvancouverhomes.com/portland-or/" title="Portland homes">Portland houses</a> ranging from high-rise condos Downtown to two-acre farms in the southeastern corner of Pleasant Valley neighborhood.
As a real estate agents, we hear a lot from our clients about their preferences and priorities when trying to identify their ideal place to <a href="https://www.greatvancouverhomes.com/blog/moving-to-portland-oregon/" title="live in Portland">live in Portland</a>. Given that a "best neighborhood" is subjective and based on one's preferences, we've grouped communities by their pace of living and amenities. So what’s your ideal Portland neighborhood?
Cosmopolitan / Big City
<a href="https://www.greatvancouverhomes.com/portland-or/downtown-portland/" title="Downtown">Downtown</a> / <a href="https://www.greatvancouverhomes.com/portland-or/pearl-district/" title="Pearl District">Pearl District</a> ($$$$): These neighborhoods of the Northwest quadrant are perfect for people who want to live in the center of it all. Chances are you like living in a condo surrounded by restaurants, brew pubs, shops, and everything city life has to offer. You're probably less car dependent. In fact, your office might be a few blocks away.
<a href="https://www.greatvancouverhomes.com/portland-or/goose-hollow/" title="Goose Hollow">Goose Hollow</a> / <a href="https://www.greatvancouverhomes.com/portland-or/nob-hill/" title="Nob Hill">Nob Hill</a> / <a href="https://www.greatvancouverhomes.com/portland-or/northwest-district/" title="Northwest District">Northwest District</a> ($$$): These Portland districts sit just a few blocks from Downtown Portland but have a slightly more laid back and more residential vibe. These neighborhoods have their own charms and amenities.
<a href="https://www.greatvancouverhomes.com/portland-or/hillside/" title="Hillside">Hillside</a> / Kings Heights ($$$$): The two hillside enclaves are pefect for folks who want panoramic views of the city and beyond. They are both close to the action of Downtown, just down the hill, but also offer quiet and privacy. Single-family homes here have more space than urban condo living. The schools nearby also rate highly.
<a href="https://www.greatvancouverhomes.com/portland-or/lloyd-district/" title="Lloyd District">Lloyd District</a> ($$$): You like living in a high-rise condo and sports. Lloyd District is home of Moda Center and Veterans Memorial Coliseum in the Rose Quarter. The surrounding area is full of amenties like shopping and dining, though it is highly commercialized.
<a href="https://www.greatvancouverhomes.com/portland-or/buckman/" title="Buckman">Buckman</a> / <a href="https://www.greatvancouverhomes.com/portland-or/eliot/" title="Eliot">Eliot</a> ($$$): These two Eastside neighboroods are perfect for those looking for a hip and trendy place to live near Downtown Portland, which is just across the river. The housing stock here is primarily condos and townhomes. Some residents of these neighborhoods work from home or within the area, but quick daily commutes across the bridge are also common.
South Waterfront ($$$): You love fancy high-rise condos and living clost to the Willamette River. South Waterfront is very close to several hospitals (OHSU, VA, etc.) which makes this are perfect for medical professionals who want to live near work.
Urban / Laid Back
<a href="https://www.greatvancouverhomes.com/portland-or/kerns/" title="Kerns">Kerns</a> / <a href="https://www.greatvancouverhomes.com/portland-or/hosford-abernethy/" title="Hosford-Abernethy">Hosford-Abernethy</a> / <a href="https://www.greatvancouverhomes.com/portland-or/sunnyside/" title="Sunnyside">Sunnyside</a> / <a href="https://www.greatvancouverhomes.com/portland-or/richmond/" title="Richmond">Richmond</a> / <a href="https://www.greatvancouverhomes.com/portland-or/brooklyn/" title="Brooklyn">Brooklyn</a> / <a href="https://www.greatvancouverhomes.com/portland-or/boise/" title="Boise">Boise</a> / <a href="https://www.greatvancouverhomes.com/portland-or/humbolt/" title="Humbolt">Humboldt</a> / <a href="https://www.greatvancouverhomes.com/portland-or/king/" title="King">King</a> / <a href="https://www.greatvancouverhomes.com/portland-or/vernon/" title="Vernon">Vernon</a> / <a href="https://www.greatvancouverhomes.com/portland-or/hollywood/" title="Hollywood">Hollywood</a> ($$$): You prefer single-family residences which character, like Bungalows. You want to live in the heart of the city, close to the best entertainment options on the Eastside, and have an active social life.
<a href="https://www.greatvancouverhomes.com/portland-or/sellwood-moreland/" title="Sellwood-Moreland">Sellwood-Moreland</a> / <a href="https://www.greatvancouverhomes.com/portland-or/overlook/" title="Overlook">Overlook</a> / <a href="https://www.greatvancouverhomes.com/portland-or/university-park/" title="University Park">University Park</a> ($$$): You like being close to the downtown but you like being slightly removed from the density and traffic. You especially enjoy beautiful views of Willamette River and waterfront parks. Having all the cool amenities within the neighborhood is also a huge plus; residents in these districts aren't forced to go downtown to have fun. What's more, trendy spots on Hawthorne or Division are a short hop away.
<a href="https://www.greatvancouverhomes.com/portland-or/mt-tabor/" title="Mt. Tabor">Mt. Tabor</a> / <a href="https://www.greatvancouverhomes.com/portland-or/laurelhurst/" title="Laurelhurst">Laurelhurst</a> / <a href="https://www.greatvancouverhomes.com/portland-or/woodstock/" title="Woodstock">Woodstock</a> / <a href="https://www.greatvancouverhomes.com/portland-or/creston-kenilworth/" title="Creston Kenilworth">Creston-Kenilworth</a> / <a href="https://www.greatvancouverhomes.com/portland-or/grant-park/" title="Grant Park">Grant Park</a> / <a href="https://www.greatvancouverhomes.com/portland-or/rose-city-park/" title="Rose City Park">Rose City Park</a> / <a href="https://www.greatvancouverhomes.com/portland-or/sabin/" title="Sabin">Sabin</a> / <a href="https://www.greatvancouverhomes.com/portland-or/beaumont-wilshire/" title="Beaumont-Wilshire">Beaumont-Wilshire</a> ($$$): You like quieter residential streets not filled with street parking. You also like living close to shopping, dining, and entertainment while not being right in the middle of it (perhaps just next to it).
<a href="https://www.greatvancouverhomes.com/portland-or/eastmoreland/" title="Eastmoreland">Eastmoreland</a> / <a href="https://www.greatvancouverhomes.com/portland-or/irvington/" title="Irvington">Irvington</a> / <a href="https://www.greatvancouverhomes.com/portland-or/alameda/" title="Alameda">Alameda</a> ($$$$): You like historical charm with a certain level of fanciness. You like the idea of driving to and from your home along gorgeous, tree-lined streets. You also like to wonder who lives in that Victorian mansion just a few doors down.
<a href="https://www.greatvancouverhomes.com/portland-or/st-johns/" title="St. Johns">St. Johns</a> / <a href="https://www.greatvancouverhomes.com/portland-or/cathedral-park/" title="Cathedral Park">Cathedral Park</a> ($$): These two districts feel like small towns but with a touch of hip and trendy. Folks who appreciate the quirky uniqueness of North Portland can find affordable homes with architectural character here. Enjoying outdoor activities in Forest Park or having an interest in kayaking around the natural areas in St. Johns are a bonus.
<a href="https://www.greatvancouverhomes.com/portland-or/montavilla/" title="Montavilla">Montavilla</a> / <a href="https://www.greatvancouverhomes.com/portland-or/roseway/" title="Roseway">Roseway</a> / <a href="https://www.greatvancouverhomes.com/portland-or/concordia/" title="Concordia">Condordia</a> / <a href="https://www.greatvancouverhomes.com/portland-or/cully/" title="Cully">Cully</a> / <a href="https://www.greatvancouverhomes.com/portland-or/parkrose/" title="Parkrose">Parkrose</a> / <a href="https://www.greatvancouverhomes.com/portland-or/foster-powell/" title="Foster-Powell">Foster-Powell</a> / <a href="https://www.greatvancouverhomes.com/portland-or/lents/" title="Lents">Lents</a> / <a href="https://www.greatvancouverhomes.com/portland-or/brentwood-darlington/" title="Brentwood-Darlington">Brentwood-Darlington</a> ($$): These communities are great for investors and rehabbers looking for up-and-coming neighborhoods in Portland. You like the inner-city lifestyle in Portland but at a more affordable price and you don’t mind traveling a little to get to cool places.
Suburban / Quiet
<a href="https://www.greatvancouverhomes.com/portland-or/sylvan-highlands/" title="Sylvan Highlands">Sylvan Highlands</a> / <a href="https://www.greatvancouverhomes.com/portland-or/southwest-hills/" title="Southwest Hills">Southwest Hills</a> / <a href="https://www.greatvancouverhomes.com/portland-or/bridlemile/" title="Bridlemile">Bridlemile</a> / <a href="https://www.greatvancouverhomes.com/portland-or/healy-heights/" title="Healy Heights">Healy Heights</a> ($$$$): You prefer a quiet and upscale suburban neighborhood where the homes have backyards. These neighborhoods also have excellent public schools and well-organized neighborhood associations. They are close to Downtown Portland but offer a quieter setting.
<a href="https://www.greatvancouverhomes.com/portland-or/southwest-portland/" title="Southwest Portland">Southwest Portland</a> ($$): You prefer a quiet, suburban lifestyle without living too far from Downtown Portland. You don’t like the Eastside because life there seems a tad too busy and the houses are older. You will find big backyards and lots of Postwar, Ranch-style homes.
<a href="https://www.greatvancouverhomes.com/portland-or/forest-park/" title="Forest Park">Forest Park</a> / <a href="https://www.greatvancouverhomes.com/portland-or/linnton/" title="Linnton">Linnton</a> / Mt. Scott neighborhood in <a href="https://www.greatvancouverhomes.com/portland-or/pleasant-valley/" title="Pleasant Valley">Pleasant Valley</a> ($$): You prefer privacy, serenity, and living around lots of trees and even wildlife.
Waterfront
<a href="https://www.greatvancouverhomes.com/portland-or/hayden-island/" title="Hayden Island">Hayden Island</a> / <a href="https://www.greatvancouverhomes.com/portland-or/bridgeton/" title="Bridgeton">Bridgeton</a> / <a href="https://www.greatvancouverhomes.com/portland-or/wilkes/" title="Wilkes">Wilkes</a> ($$): Portland has a few areas where folks who love yachts and fishing can feel at home. Waterfront living is a cultural subset in Portland in no small part because of our beautiful Columbia and Willamette Rivers. Home shoppers in these neighborhoods will not only find waterfront condos and single-family homes, but lots of interesting floating homes, too. Many waterfront residences come with boat slips.
Rural
<a href="https://www.greatvancouverhomes.com/portland-or/pleasant-valley/" title="Pleasant Valley">Pleasant Valley</a> ($$$): Pleasant Valley is a huge neighborhood but look to the Southeast tip between SE Foster Road and SE Clatsop Street, east of SE 136th Avenue. Here you will find big farms and homes on acreage. It’s the gateway of Happy Valley and Damascus, <a href="https://www.greatvancouverhomes.com/blog/portland-oregon-suburbs/" title="suburbs of Portland">suburbs of Portland</a> where big green pastures with horses and cows filling them is common.2020-07-08T15:19:00-07:002020-07-19T09:10:08-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3901Closing Costs in Oregon<img src="https://assets.site-static.com/userfiles/1946/image/Closing_Costs.png" width="750" height="450" alt="Closing Costs in Oregon" />
The chart below shows who pays for what in Oregon between the home buyer and seller including how much each pays. This is an example for a $350K home.
<img src="https://assets.site-static.com/userfiles/1946/image/closing_cost_oregon_chart.png" width="779" height="958" alt="Closing Costs in Oregon" />
Home buying and selling can be a costly process. Many people jump into their dream of home buying or selling without realizing all the costs involved in the process. Often real estate agents do not properly inform first time home buyers and sellers of all the involved costs. For consumers, having to find out these later in the process after signing the contract can be frustrating.
So the question is who pays for what for closing costs including all the hidden fees and miscellaneous fees when buying or selling a home in Oregon? Each state is a little different both legally and customarily in terms of who pays for what costs. Here in Oregon, the chart above lists all the important costs involved in the process of real estate transactions and the breakdown of who pays for what and how much in general.
Normally, higher the home price, higher the fees will be for both buyers and sellers. It is important to note that even though sellers pay for the biggest cost, which is the agent commission fee to be split between listing agent and buyer agent, buyers still pay closing costs of anywhere between 2 – 4% of the sale price. A big portion of the costs comes from closing / settlement fee including loan origination fees, which can be included in the loan if the buyer chooses for higher interest rates. Some lenders charge a low flat fee for this amount but then you will that their other charges are higher. If you’re buying a home for 300K, expect to have at least $6,000 in addition to your down payment for all the costs. For cash buyers, you can remove all the costs related to lending above.
Some buyers do not have enough cash upfront other than the down payment to cover the enormous costs of buying a home. In cases like that, buyer’s agent can try to arrange a deal with a listing agent to include the closing costs in the mortgage amount. That arrangement may not work if the house is priced high and the lender will not appraise the value of home to be worth extra $5,000-$10,000 closing costs. So there are some risks involved in transactions like that but some buyers have no choice. As a consequence, sellers often reject such offers in the seller’s market with multiple offers because the offer adds an extra layer of risk. The offer will include a price higher than the seller’s asking price to cover the closing costs. If the buyer’s lender does not appraise the value to that extent, the deal can fall apart. In some cases, though, this works if the seller accepts the offer and crafty real estate agents can make it happen.2020-07-08T14:56:00-07:002020-07-15T10:27:03-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3900Buying an Investment Rental Property in Portland, Oregon<img src="https://assets.site-static.com/userfiles/1946/image/Buying_an_Investment_Property.png" width="750" height="450" alt="Buying an Investment Property" />
Buying a rental property is a great investment to prepare for one’s retirement. The idea is to pay off the mortgage one day and enjoy the monthly rental income when you are no longer working in your retirement. Portland real estate market has been appreciating so much in the last few years that home prices are way too high to justify a good return in some saturated inner-city areas. Gross rent multiplier (GRM) can be easily over 20 in areas that won’t provide a positive monthly cash flow. In good areas, GRM can be as low as 13-15 but may not rent as quickly as areas with higher GRM. The key is to find a good balance and buy a property in an area with lots of potential so that you can buy cheap now and absorb some of the risk of it not renting out as quickly now but it will in a few years.
Additionally, there seems to be an economic cap on how much one can charge for rent on a property. Most renters have no problem paying $1,500 for a two-bedroom apartment but if the rent is over $2,000 or $2,500, they’d rather buy a home than to rent out unless there is a special circumstance. So it’s good to buy a property where you can keep your rent in a reasonable range for most middle pack renters. You can buy a million dollar home and try to rent it for $5,000 a month but good luck with finding a renter who can shell out $5,000 on a monthly rent, not a mortgage.
Buying your Retirement Home vs Buying a Cash Cow
Many real estate investors have different goals when buying a property. Some people look for a property where they can live in as a retirement home one day whereas others purely want the best rental profit to run the operation. If you are looking to live in the home one day, you will need to consider whether the benefit of having that home ready one day for you instead of buying your retirement home at the time outweighs the benefit of having a better cash flow. It’s a bit of a romantic notion but the fact is that you can always pay off on a house and use the equity to buy a different house in the future. You can either pull the equity out or you can sell it. If you sell, you may have to pay for realtor’s fee when selling that cash cow for your dream retirement home but run a calculation to see whether having a better monthly cash flow for the next 15 to 30 years can be a much better deal for you than having to pay 5-6% commission. Also consider how rentable the property is. Your dream retirement home may not be as rentable. In either case, I think it’s usually better to go with a property that produces more income than buying your dream retirement home 30 years out to rent out.
Buying a Duplex as an Investment Property
The best case scenario is to invest in a duplex rather than a condo/townhouse or a detached single family property unless you can find a unique opportunity for instant equity. Of course you can find a triplex or multi-unit properties if you can afford it but the way they are financed are different. If you buy a duplex, you have an option to get an owner-occupied mortgage with cheaper rates and lower down payment rather than an investment loan. Some people purchase a duplex to live in one unit and rent out the other unit. When purchasing a duplex that has one unit already rented out, you can use the rental income from that unit to qualify for a mortgage so you may not need too much income to qualify for a duplex after all. Additionally, after one year, you can legally move out and rent your own unit out and still get to keep your low rate financing you obtained as an owner-occupied property.
One downside to buying a duplex versus a detached single family home is that a duplex can be a poorer choice compared to a single house for a short term investment. If you buy a house expecting its value to appreciate significantly in a few years with a plan to sell, a detached single family house is a better option as there is a big demand for it in the market. Duplex is more for a longer term investment.
Good Areas to Invest in Rental Properties in the Portland Area
Portland may not have the best yield as a rental market compared to other cities throughout the US. However, there are still some good opportunities for rental properties. Below chart shows what your rental income or loss will look like for different properties you buy in different areas. These numbers can vary in certain specific cases of course but the chart provides a general idea of what things can look like.
Example Investment Scenarios Worksheet
<img src="https://assets.site-static.com/userfiles/1946/image/investment_property_scenarios.png" width="779" height="223" alt="investment property scenarios" />
If you are looking for an investment property, it’s important to run numbers and work with your lender in advance to do your homework in advance. Working with a good realtor who can do competent due diligence is also very important because it’s easy to overlook due diligence items if the real estate agent mostly sell primary residences. Due diligence dealing with tenant occupied properties involve more in-depth planning from the beginning including rental agreements, security deposit transfers, utility meters, legal rent increase notices from the past, any Section 8 issues and more. I have experience in rental properties as a realtor so let me know if you need help.2020-07-08T14:49:00-07:002020-07-15T10:28:43-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3898Buying a Home with Unpermitted Work in Portland<img src="https://assets.site-static.com/userfiles/1946/image/Unpermitted_Work.png" width="750" height="450" alt="Unpermitted Work" />
When you buy a house, the amount of work and due diligence items a buyer should perform can be overwhelming. As a buyer, working with a lender is already a lot of work. On top of that, identifying any issues with a house is critical before you even decide to move forward and put an offer on it. It’s important to work with a real estate agent who will check various pre-offer due diligence items. One of the important things that needs to be checked off that many realtors overlook is whether a house has any unpermitted work done. Although minor unpermitted work can be negligible, some unpermitted work can have a big consequence including a structure that was built without a permit. In Portland, unpermitted bathrooms are very common especially in the basement. Lots of older homes in Portland have a basement and it’s easy for sellers to be tempted to put in a bathroom without properly applying for permits. The good news is that it can be permitted retroactively after the structure has been built already so whether you are a seller or a buyer, it can be permitted without tearing down the bathroom so long as the work was done right. One issue with this is that it is possible that the County will charge homeowners back taxes for the amount in the difference such improvement would have made in the value of the house for the years it was present. Still, the amount may not be too much if it’s just a bathroom.
Once in a while, you may run into more serious problems with unpermitted work. It can be a whole ADU or an addition to the house that was unpermitted. A whole habitable structure requires many different permits including building, electrical and sometimes plumbing permits. Not only this is a big project to retroactively permit the structure, the city may order the structure to be torn down. If the City finds out any unpermitted work on a property, fines can be very hefty. Such fines will create a lien on the property if unpaid.
<br />Look Up Permit History
So how can you make sure if the property has any unpermitted work done? Go to <a href="https://www.portlandmaps.com/" title="PortlandMaps.com" target="_blank">Portland Maps</a> and put in the address of the house you’re inquiring. It will list all the permit history with details of what kind of work was performed. If the website shows there is only 1 bathroom when the house has 2 bathrooms, that means the second bathroom is unpermitted. You can also look up the history to see whether the permit was ever filed and approved. Some permits may have been filed but also denied waiting for final approval. If there is a pending permit item, your real estate agent must check with the seller and your offer must contain a clause requiring the seller to receive the final approval prior to closing. It should not be your responsibility. Even if you’re buying it as-is, you need to have this information before putting an offer.
So bathrooms are easy to tell. How about an addition to a house? Often times, an addition is difficult to even see. If you and your realtor believe that a portion of the house is an addition, then look up to see if the addition was permitted at some point. Portlandmaps.com will only list permits filed after year 2000 so anything prior to that needs to be verified directly with Bureau of Development Services.<br />If you wonder what kind of work needs to be permitted, read this <a href="https://www.portlandoregon.gov/bds/article/92685" title="this pamphlet" target="_blank">pamphlet</a> made by the City of Portland to learn more about it.
Can I Get a Mortgage on a House with an Unpermitted Structure?
What about getting a mortgage on a house with an unpermitted structure? If the lender finds out that there is an unpermitted structure, it can definitely be a deal breaker for some lenders. Your best bet is with a conventional loan where many lenders overlook unpermitted work so long as the work was done in a workmanlike manner. If you are getting a FHA loan, you will not get away with this. FHA loans are very strict with the property’s conditions, the seller will likely be required to make lots of repairs and permit filing prior to closing. So if you plan on purchasing on a home that needs some work done, FHA may not be the best lending option if you don’t want the lender to delay or change the deal. If you are a seller of a house that needs some work done, try not to accept an offer with a FHA mortgage preapproval if you have another similar offer with a conventional loan.
If the unpermitted portion of the work is substantial and the work was done somewhat sloppy, there is a good chance that even a conventional lender can deny the loan. Unless you’re a home rehab professional with an access to hard money, I do not recommend buying a house like that to live in. It’s important not to overlook something like this before buying a house2020-07-08T14:40:00-07:002020-07-15T10:30:03-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3897Buying a House With an Easement: Is That Bad?<img src="https://assets.site-static.com/userfiles/1946/image/Easements_Explained.png" width="750" height="450" />
Note: This article was originally published on May 6, 2016 and authored by Peter Park, J.D., a Portland real estate attorney. It has been updated since its original publication date.
When I was in law school, and once again for the bar exam, I spent countless hours studying real estate law and encumbrances on real property including easements, licenses, permits, and more. As a real estate broker, I am glad I have the knowledge so I understand what they are, how they are created, how they are extinguished, whether it survives a conveyance, and rights and remedies of parties. When issues come up with my real estate clients, I still refer them to real estate attorneys because additional real estate lawyers can handle the job better, and also there is an ethical consideration preventing real estate brokers, who are also licensed attorneys, from representing clients concurrently on both broker and attorney services. Lawyers who have a financial interest in the outcome of a transaction may not engage in representing the client on the transaction without a full waiver. So, I just stay clear from these situations; it’s better that way for my clients. But I still provide insightful information on what some of these things mean while making sure that my clients don’t take it as a legal advice.
One common question I am asked, most often by first time home buyers, is whether they should buy a house that has an easement on it. Most of them freak out when reviewing a preliminary title report and seeing pages of encumbrances on the property they are contracted to buy. So, I am going to provide some insight on which easement to watch out for and which to ignore.
An easement is a nonpossessory interest in the land of another that entitles the owner of the interest to a limited use or enjoyment of the other’s land and to protection from interference with this use. The interest, once created, may be irrevocable and generally is not subject to the will of the land owner. Luckey v. Deatman, 217 OR 628 (1959). Easements are also either appurtenant or in gross. Easement appurtenant involves two properties with one being dominant and the other subservient. Dominant property has rights of use or access over the subservient property within the terms and scope of the easement. Easements in gross do not involve two properties and the right is personal in nature so the owner of the easement does not need to own an adjoining property to exercise the rights. Easements generally survive conveyances and can only be terminated by completion, destruction, or expiration. So, having an easement on a property may have a permanent outcome on the property with rights of the home owner. But not all easements are bad.
<a href="https://www.greatvancouverhomes.com/blog/moving-to-portland-oregon/" title="Living in the Portland metro area">Living in the Portland metro area</a>, most homes are in subdivisions and planned communities. Those properties are on a permitted development by city and county governments, and as a condition of development, each lot becomes subject to certain easements, conditions and restrictions such as utility easement, public sewer easement, storm drainage easement, public walkway easement, and more. Moreover, if a home is a part of a Homeowner’s Association, easements over the front of the property is usually granted for landscaping and maintenance if the CC&R provides such agreement. So, these easements do not pose issues, nor do they make the property unmarketable.
If you live in a rural area, you run into bad easement issues more often, typically where the easement was created by a parcel owner next to your land. These easements are often created by 1) implication by prior use, 2) necessity, 3) expressly by prior owner, or rarely 4) prescription. Easements are also recorded so it’s a public record. These easements can be terminated if the easement holder releases his or her interest; when the two parcels merge under one ownership; when the easement holder abandons the use; or the owner of the servient estate acquires the easement back through a form of an adverse possession called prescription in the setting of easements. As you see, it’s difficult to get rid of an easement. When you have an easement like this, it also diminishes the value of the servient property to the extent of the owner’s limited use and desirability of the land. When you have an easement issue like this on a property you agreed to purchase, you can usually rescind the contract as a buyer or negotiate further with the seller.2020-07-08T14:29:00-07:002021-08-17T11:09:17-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2983Proof of Funds Explained<img src="https://assets.site-static.com/userfiles/1946/image/Proof-of-Funds.png" width="750" height="450" alt="Real Estate Proof of Funds" title="Real Estate Proof of Funds" />
If you’re thinking about making an offer on a home, your Realtor has likely asked you to produce two key documents to submit with your offer: proof of funds and a <a href="https://www.greatvancouverhomes.com/blog/pre-approval-letter-sample/" title="mortgage pre-approval letter">pre-approval letter</a>. These two documents go hand-in-hand to create the best picture in the mind of the seller from whom you are trying to buy a home. Without these two documents, your chances of getting the home you want are much slimmer.
Here’s why: When a seller signs an offer, they take the house off the market and commit to roughly 30 days of escrow. During the escrow process, if the deal does not go through, they've missed out on opportunities to sell their home to other capable buyers. Thus, sellers don't want to sign offers from buyers who can't demonstrate that they have the necessary resources (cash, a loan, or a combination of the two) to follow through and close.
Cash Offers
If a buyer plans to pay cash to purchase the home, sellers want to know that they have the cash in an account and ready-to-go (liquid). Obviously, cash buyers do not need a loan pre-approval because they’re not taking out a mortgage. Only the proof of funds document is required.
Using a Loan
If a buyer plans on taking out a loan to finance the purchase of a home, the proof of funds document shows that they have the necessary cash to make the down payment. The accompanying pre-approval letter shows the seller that the buyer is able to finance the remainder (the home’s sales price minus the down payment).
How to Get Proof of Funds
Getting the proof of funds together is the part of the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/" title="home buying process">home buying process</a> that takes place a few days before making the offer. Some home buyers are prepared well in advance and have their proof of funds ready several weeks before an offer is made. Honestly, having proof of funds prepared before viewing homes in-person is a smart way to go about this. You never know when you'll find the perfect home and want to put an offer on it right away. Any delay making an offer, even if only for a day or two, can put a buyer out of contention (especially in hot markets where other buyers are bidding on the property, too).
Bank Statements
The easiest way to document proof of funds is to log into a bank account (Citibank, Wells Fargo, Bank of America, etc.) and export the most recent bank statement. A downloaded PDF is ideal, but I’ve seen screenshots of bank accounts work equally as well as proof of funds. Either one of these digital versions should suffice.
Hard copies also work. Homebuyers can mail them or deliver, by hand, the original bank statements.
Bank statements must clearly show the account holder’s name, the cash balance, and the date. You can blur out the account number if you wish. Here are some of the types of accounts that will work:
Checking
Savings
Money market
Open equity line of credit (sometimes)
Certified Financial Statement
A certified financial statement from an accountant or money manager will also work as proof of funds. This option is most often used by home buyers who are self-employed or retired.
Unacceptable Proof of Funds
Regardless of the type of account or statement that proves that a buyer has cash, the money must be liquid; it must be easy to access and withdrawn immediately. The money cannot be tied up in long-term investments. Here are a few unacceptable ways to show proof of funds:
Retirement accounts or pension statements where the money is not liquid (the account holder cannot immediately withdraw funds)
Brokerage accounts with holdings like stocks and bonds
Certificates of Deposit (CDs)
Physical assets like automobiles, boats, or other property
Loans institutions
Loans from relatives
Summary
Proof of funds demonstrates to a seller that a buyer has enough money available (liquid) to cover the down payment or the entire purchase price of a home for sale.
The pre-approval letter shows a seller that a buyer can obtain a loan to cover the remaining balance after the down payment.
Bank statements are the fastest and easiest way for buyers to document their cash-on-hand. Money that is tied up in long-term investments is not accepted as proof of funds.
2020-03-06T10:00:00-07:002023-12-07T12:00:41-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2982Pre Approval Letter [Sample + How to Get One]<img src="https://assets.site-static.com/userfiles/1946/image/pre-approval-letter-sample.png" width="750" height="450" alt="Loan Pre Approval Letter" title="Loan Pre Approval Letter" />
A pre-approval letter is a written statement from a lender that summarizes how much money they’ll loan to a borrower to buy a home. Pre-approval letters also stipulate the type of loan program used for the purchase. Banks or mortgage companies issue pre-approval letters, and only after they’ve gathered and verified the financial information about their client. Typical verifications include a borrower’s income, debts, and assets.
Pre-approval letters, when combined with <a href="https://www.greatvancouverhomes.com/blog/proof-of-funds-explained/" title="Proof of Funds">proof of funds</a>, make a purchase offer from a home buyer much stronger in the eyes of the person from whom they wish to buy: the seller. While a proof of funds document shows sellers that a potential buyer has enough cash on-hand to make their down payment, pre-approvals show that the buyer can finance the balance (purchase price – down payment = loan amount or balance).
Pre-approvals should not be mistaken for a pre-qualification. The former is very useful when making an offer on a home, and the latter isn't worth the paper on which it is printed.
Pre-Qualified vs. Pre-Approved
Pre-approvals are issued only after a thorough evaluation of a borrower's financial profile by a lending institution.
First, lenders pull a credit report to see a borrower’s track record of making payments on-time and in-full. What’s more, credit reports also show how many outstanding revolving debt payments (credit cards balances) the person still has open. Other debts, like automobile and student loans, are also considered. Credit reports roll up all of this information into a single credit score.
Commonly-used loan program like FHA and VA loans have minimum credit score requirements. Each mortgage program publishes in their guidelines that the bank’s underwriters must follow. Most loan programs have credit score cutoff of 580 if a borrower brings a large downpayment to the deal. Otherwise, 620 is the normal low score cutoff, meaning most borrowers with scores lower than that will be unable to qualify.
Loan officers also verify the borrower’s employment history and monthly income to make sure they are steady and reliable. For borrowers, changing the company for whom they work does not necessarily reduce their chances of getting a mortgage pre-approval. However, changing careers is viewed with more scrutiny.
A separate topic, but one worth mentioning here, is the debt-to-income ratio (DTI). Lenders add up all a borrower’s monthly debt payments and divide them by the borrower’s gross monthly income. The resulting number is converted to a percentage (e.g. 30%). DTI is another standard, widely-used metric specified in mortgage program guidelines. The lower the number, the better. Popular mortgage programs generally will not make loans for borrowers with a DTI higher than 43%.
Lastly, the lender will verify the borrower’s assets like their cash-on-hand in savings, checking, or investment accounts.
All of the factors outlined above are assembled, verified, and evaluated for one purpose: to determine how much a borrower can afford. The resulting document, as you might have guessed by now, is the pre-approval letter.
Pre-qualifications, on the other hand, are far less thorough; they do not take into consideration the factors outlined above. No credit report is pulled, and no income or employment verifications are made. In fact, a person can hop on a 3-minute phone call with a bank, share a little information about their income and monthly debt payments, and get a pre-qualification. As such, pre-qualifications don’t mean much. You cannot make a credible offer on a home with a pre-qualification; sellers will flat out reject the proposal.
Pre-Approval Do’s and Don’ts
Pre-Approval letters are not a contract between a home buyer and a bank. By no means is a pre-approved home buyer guaranteed anything at this stage. The final loan approval won’t take place for some time. Underwriters issue the final ‘clear to close’ approval during the escrow period, which is weeks - if not months away - from the initial pre-approval stage of the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/" title="home buying process">home buying process</a>.
Borrowers who make big purchases between the time they receive their pre-approval letter and the final approval can sabotage their ability to take out a loan. Homes shoppers should be cautious during this time. Here are some things that borrowers can do that adversely impact their pre-approved loan status:
Change careers
Quit their job
Take out a new loan (car, boat, student loan, etc.)
Take out a new line of revolving debt (credit card)
Here's the best advice for would-be home buyers: remain as financially ‘quiet' as possible from the time you receive a pre-approval until the time you close on the home you're trying to buy - no big purchases, no new loans, no new credit cards, etc. It cannot be stressed strongly enough: a pre-approval letter is not a permission slip to start spending money wildly.
How to get a Pre-Approval Letter
In spite of how complicated and convoluted everything above sounds (sorry!), the mortgage process is pretty simple.
The first thing to know is that consumers can get pre-approval letters from any financial institution that originates (makes) home loans. Banks, mortgage companies, and credit unions all offer mortgage programs to their customers. These are called institutional lenders.
Other outfits, like online loan companies, also offer mortgages. These are called non-bank lenders because they do not take deposits (e.g., savings and checking accounts) from customers.
None is better than another. Loans come from many places in the modern world of finance. Consumers today mainly focus on getting the best interest rate, service, and - more so than ever - convenience. By an overwhelming margin, homebuyers prefer to get mortgage pre-approvals online. Of course, visiting a loan officer in-person is still an option, too.
Regardless of which type of institution you pick or whether it's in-person or online, the process is pretty much the same. Your loan officer will start by asking for a few key documents. Here is a list of materials needed for a mortgage pre-approval:
Photo identification such as a driver’s license or passport
Most recent 2 months of bank statements (savings, checking, investment accounts)
Most recent 2 years of federal tax returns
Most recent 2 years of W-2s
Most recent paystub that shows year-to-date earnings
With these documents on-hand, the lender pulls the borrower's credit report. Then, the work of evaluating everything begins. Homebuyers can usually expect an answer back within hours if not a day or two depending on the complexity of the borrower’s situation. Lenders might ask self-employed home buyers for additional documentation such as their business’ profit and loss statement (P&L).
What's Inside a Pre-Approval Letter?
Pre-approval letters summarize the high-level details about a loan that the lender can make to their client, the borrower. Here are the items the letter will usually contain:
Name of lender and contact information
Date issued (pre-approvals are typically valid for 90 days)
Borrower(s) name
Purchase price
Loan amount (purchase price minus the down payment)
Loan term (15-year, 30-year, ARM, etc.)
Monthly payment
Loan program (FHA, VA, Conventional are the most common)
Property type (single-family home, condo, townhome)
Pre-approval letters usually stipulate other loan conditions such as the maximum loan-to-value and the need to re-verify all of the borrower's income, assets, and credit obligations before final loan approval (again, this reinforces the notion that this letter is not a guarantee to lend).
Some lenders also include another document, a loan estimate (LE), that itemizes the total funds required to close. Line items include things like origination charges, a recording fee, transfer fee, prepaid items, title fees, closing fees, and additional expenses like notary fees and home warranty.
Curious what a mortgage pre-approval letter looks like? We've included a downloadable pre-approval letter sample. Just click the image below.
<a href="https://assets.site-static.com/userfiles/1946/file/pre-approval-letter-sample.pdf" title="Download Pre Approval Letter Sample" target="_blank"><img src="https://assets.site-static.com/userfiles/1946/image/downloadable-mortgage-pre-approval-letter.png" width="750" height="100" alt="Download Pre Approval Letter Sample" title="Download Pre Approval Letter Sample" /></a>2019-09-18T08:37:00-07:002023-12-07T11:59:55-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2981What is a Home Warranty? Everything You Need to Know<img src="https://assets.site-static.com/userfiles/1946/image/What-is-a-Home-Warranty.png" width="750" height="450" alt="Home Warranties Explained" title="Home Warranties Explained" />
A home warranty is a service contract that covers the repair or replacement of appliances and mechanical systems in a home for one year. Warranties are renewable annually. Homeowners take comfort knowing that when items covered by their warranty fail, due to normal wear and tear, they will be repaired or replaced. In most cases, the only out-of-pocket expense for the homeowner is a service fee or small deductible.
What’s the difference between a home warranty and homeowners insurance?
Homeowners insurance is property insurance. It protects homeowners against financial losses due to the destruction of their home - or the assets within it - due to natural hazards. Insurance plans also cover a homeowners’ liability for injuries due to accidents on the property. Loss of personal belongings, due to theft, may also be included. If you buy a home with a mortgage, your lender will require you to purchase insurance. Home warranties are service contracts, not insurance policies. They cover damages to appliances and mechanical systems due to normal wear and tear. Mortgage companies do not require borrowers to buy warranties as a condition of taking out a loan. Service contracts are loosely regulated, whereas insurance policies are highly regulated by the state in which the policyholder lives.
Who pays for a home warranty?
Home warranties are rolled up into the final <a href="https://www.greatvancouverhomes.com/blog/closing-costs-washington-state/" title="closing costs in Washington state">closing costs</a> of a real estate transaction. Local norms dictate whether the buyer or seller pays for the warranty service contract. In some states, like Washington, buyers and sellers split warranties 50/50.
When does coverage begin?
Coverage starts the day escrow closes.
How long does coverage last?
A typical plan is prepaid for one year and renewable annually.
How much do home warranties cost?
Warranties range from a few hundred dollars up to a thousand dollars, depending on plans selected by the home buyer. Plans are tiered based on the number of items covered.
Who orders a home warranty?
Buyers can ask their real estate agent to provide the names of home warranty companies as well as the order forms for each. Buyers pick the coverage amount they want from the home warranty company (provider) of choice during the escrow period, usually just before closing. Fill out an order form and send it back to your agent who will then forward it to the escrow officer who is working on your deal. Home warranty companies offer pre-selected protection plan tiers. They bundle the most common items for which people seek coverage. The typical path for ordering coverage looks like this:
Start with a basic bundle of items to cover (e.g., a standard or basic plan)
Then add upgraded bundles to the plan (optional)
Pick coverage for individual household items not included in the basic or upgraded plans (optional)
What does a home warranty cover?
Warranty companies have their own, unique order forms that include all the possible appliances and systems covered in their service plans. Here is an example of how plan tiers can look:
Basic Plan
Unknown Pre-Existing Conditions
Unknown Insufficient Maintenance
Heating System/Furnace
Ductwork
Plumbing System
Stoppages/Clogs
Permanent Sump Pump
Electrical System
Water Heater (Tank or Tankless)
Dishwasher
Garbage Disposal
Built-in Microwave
Range/Oven/Cooktop
Trash Compactor
Whirlpool Bathtub
Doorbells, Burglar & Fire Alarm Systems
Ceiling Fans & Exhaust Fans
Central Vacuum
Pest Control
Instant Hot Water Dispenser
Built-in Food Center Garage Door Opener
Premium Plan (all Basic Plan items, plus the following)
Cooling System/Air Conditioning
Water Heater Sediment Buildup
Plumbing Fixtures, Faucets, Shower Heads
Optional Items (a la carte)
Replace Systems with Energy Star Certified Products
Limited Roof Leak Repair
Washer/Dryer & Kitchen Refrigerator w/ Ice Maker Bundle
Kitchen Refrigerator w/ Ice Maker
Washer/Dryer Package
2nd Refrigerator
Stand Alone Freezer
External Water Line Repair
External Water Line + Sewer & Septic Line Repair
Pool/Spa Combo
Additional Pool or Spa
Salt Water Pool
Well Pump
Septic System/Sewage Ejector Pump & Septic Tank Pumping
SEER/R-410A modifications
What is not covered by a home warranty?
Warranties may not cover routine maintenance or cleaning, drain line stoppages due to tree roots, and coolant evacuation and recovery. Warranty companies may not repair items due to improper maintenance, improper installation, or code violations. Homeowners may incur additional fees to dispose of the replaced item, modifications required to fit new equipment, code violations, permit fees, and coolant evacuation and recovery.
When something goes wrong, how do I file a claim?
When a problem with your appliances or mechanical systems arises, call your coverage provider. Then, the warranty company reaches out to a service contractor who calls you to schedule a service call at your home. Warranty companies maintain a list of preferred vendors who are part of their contractor pool. Homeowners pay a small service fee for the visit, but when the repair or replacement is complete, the contractor invoices the warranty company directly. Homeowners are responsible for any fees not covered in the warranty such as the service call fee or a deductible specified in their coverage plan.2019-09-09T08:10:00-07:002023-12-07T11:59:32-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2984Who Pays Realtor® Fees?<img src="https://assets.site-static.com/userfiles/1946/image/Who-Pays-Realtor-Fees.png" width="750" height="450" alt="Realtor Fees" title="Realtor Fees" />
Two of the most <a href="https://www.greatvancouverhomes.com/blog/common-real-estate-questions-buyers/" title="real estate faqs">frequently asked real estate questions</a> Realtors hear from first time home buyers and sellers are how: do Realtors get paid and do I have to pay an agent to buy a home? This post aims to clarify who is responsible for paying realtor fees, how realtors get paid, and who is responsible for paying the <a href="https://www.greatvancouverhomes.com/blog/closing-costs-washington-state/" title="closing costs in Washington state">closing costs</a>.
Realtor Fees
In most real estate deals, there are two agents. Listing agents work with sellers, and buyer agents work with buyers.
Sellers agree to pay their listing broker a fee, often 6% of the sales price, to put their home up for sale and market it. The listing fee is paid when the deal closes. If the property doesn't sell, the seller is not on the hook for any payment.
Buyers do not pay a commission to real estate agents. Instead, buyers' agents a portion of the net proceeds of sellers’ listing fees (detailed below).
Sometimes, only one agent is involved in a deal instead of two, a situation called dual agency. In some states, dual agency is forbidden by law because agents are expected to represent the interests of their clients. One could argue that one agent who negotiates a deal between the buyer and seller possibly represent the best interests of both parties simultaneously. In any case, an agent operating under dual agency would collect the 6 percent fee without spitting it with another agent. The buyers still would not pay anything.
Buyer Agent Commission Percentage
Here’s an example deal that illustrates how Realtors get paid. Using 6 percent of the purchase price as the listing fee on an $800,000 property that closes, the seller will owe a $48,000 commission to the listing agent.
At the closing, the escrow company will pull aside the total commission and divide the proceeds into the portions owed to the two agents involved in the deal, usually 50 percent each. After closing, the escrow company sends the money to the agents’ real estate company (not directly to the agents).
Most real estate agents don't walk away with the full commission mentioned above, as there are several fees taken out of their paycheck.
Let’s say your buyer’s agent grosses $24,000 in commission on the home you purchase. Sounds like quite a hefty paycheck, right? However, they must share a part of their profits with their brokerage to cover their desk fee, licensing fees, marketing fees, and more.
Listing Agent Commission Percentage
Beyond sharing a portion of the commission with the brokerage, a real estate agent representing a seller has fronted the money for the professional listing photos of the home, a floor plan, social media marketing, general advertising, and other expenses that come with selling a home.
Other expenses come out of the listing agent's paycheck, too. So, although the commission check may total $24,000, the listing agent might net $12,000 to $18,000. Some agents will walk with even less.
Buyer Closing Costs
Both buyers and sellers will be responsible for certain closing costs. The amount of money and types of line items that buyers and sellers are responsible for varies by state, county, and city. For example, closing costs in the state of Washington are split 50/50 by buyers and sellers.
Typically, closing costs range from 2 to 5 percent of the home’s purchase price for buyers. Keep in mind, you will know well in advance - when you get your loan estimate from your lender - what you will pay. Loan estimates detail everything you will be expected to pay when you make your purchase.
Earnest Money Deposit (Refundable)
A good faith deposit - also referred to as ‘earnest money' - is a deposit that a buyer puts down to prove to the seller that they are serious about purchasing the home. In exchange for the deposit, the seller takes the property off the market, essentially reserving it for the buyer.
Depending on where you live, the deposit is typically 1 to 3 percent of the purchase price. In most cases, the deposit is refundable. Earnest money is held in an escrow account by an independent third party. The third party is typically a title company because they manage all of the paperwork for the sale of the home.
Note: never pay earnest money to a real estate agent, only give it to a third party.
Home Appraisal Fee (Nonrefundable)
If you are obtaining a mortgage, your mortgage lender will require an appraisal on the home. Appraisals determine the value of the home to ensure that the amount of money you borrow doesn't exceed the value of the home. The appraiser determines how much the house is worth by researching similar homes in the neighborhood. For example, if you are requesting a mortgage for $500,000, but the appraisal determines that the home is only worth $400,000, the mortgage lender will only approve a loan for $400,000.
Home Inspection Fee (Nonrefundable)
A home inspection involves hiring a certified home inspector to conduct a thorough analysis of the home you wish to buy. Inspectors look at the home’s heating and air conditioning system, plumbing, electrical systems, roof, attic and visible insulation, walls, ceilings, floors, windows and doors, foundation, basement, and other structural components.
Unless you are obtaining a VA or FHA loan, you are not required to order a home inspection (VA and FHA loans require a home inspection). However, even if the home you plan on purchasing appears to be perfectly intact, and there aren't any visible problems, it is still highly recommended to order a home inspection. This is the best way of knowing if any larger issues are happening in the home that might not be visible to you. If serious defects show in the inspection report, your real estate agent can negotiate to have some (or all) of the repairs paid by the seller.
Title Insurance
Before you buy a home, a process called a ‘title search’ will take place. This process involves having a title company look through the property records to ensure the seller is the legal owner of the property. The title search will also check to make sure that there aren't any outstanding debts on the property, such as unpaid plumbing or electric bills. If there are outstanding debts on the property, title insurance will protect you against having to pay them. The buyer and seller split the cost of title insurance.
Homeowners Insurance
Homeowners insurance is a form of property insurance that covers damages from natural disasters such as wind, hail, lightning, etc. Homeowners insurance is required on the day of the home's closing, so you must secure this. You can shop around to a few different insurance companies and compare prices before committing to one – it is not necessary to go with the first company you find.
Mortgage Origination Fee (Nonrefundable Lender’s Fee)
You will learn this quickly when you go through the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/" title="home buying process">home buying process</a>: everything comes with a fee. Obtaining a mortgage is no exception. The mortgage lender will charge a fee to finalize and manage all of the loan documents, which is the mortgage processing fee.
Mortgage Insurance (Nonrefundable Lender’s Fee)
If a buyer is unable to make 20 percent down payment, the mortgage lender typically requires the buyer to purchase mortgage insurance. Mortgage insurance protects the mortgage company if the buyer is unable to pay their mortgage.
Credit Report Fee (Nonrefundable Lender’s Fee)
When buyers seek a loan, the first thing a lender does is review the buyer's credit history via a credit report. Mortgage lenders want to know about a buyer's outstanding debt and whether they pay their bills on-time and in-full.
Flood Certification Fee (Nonrefundable Lender’s Fee)
This certification is used to obtain the government-required document that helps to determine whether or not the property sits in a flood zone.
Discount Points (Nonrefundable Lender's Fee)
Paying an optional "discount point" means you are paying a certain amount of money in exchange for a lower interest rate on your home loan. Paying one point is equivalent to lowering the interest rate by one percent. Discount points add to the buyer's closing costs, but they reduce the loa amount that the buyer will pay over the long term because they reduce the interest rate. If you only plan on living in a home for a few years, buying points is not advantageous.
Underwriting Fee (Nonrefundable Lender’s Fee)
Underwriters evaluate a borrower's credit and capacity to buy a home. Based on what they find, the underwriter determines the best loan program for the borrower. The fee that covers the cost to finalize the loan process is called the underwriting fee.
Escrow Fee a.k.a. Closing Fee (Nonrefundable)
The escrow fee pays the company that conducts and oversees the closing during the escrow period. You will see line items for things like a title search and document preparation. Recording fees go to the local government (city or county) that records the deed.
Seller Closing Costs
Attorney’s Fee
Lawyers, if used, charge by the hour. If sellers use them to handle parts of a real estate deal, they’ll be responsible for those fees.
Broker’s Commission
The broker's commission explained above, is the fee charged by the listing broker for marketing the property.
Real Estate Excise Tax (REET)
REET is a sales tax on the transfer of real property, also known as a 'documentary transfer tax' in some states.
Seller Concessions
Sometimes, sellers agree to pay property taxes, a loan discount point, or attain a <a href="https://www.greatvancouverhomes.com/blog/home-warranty/" title="home warranties">home warranty</a> on behalf of the buyer to help move a deal forward.
Title insurance
This kind of policy protects buyers against title defects that pop up like unpaid taxes or liens that were not found during the initial title search.2019-09-04T09:17:00-07:002023-12-19T09:46:58-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2990Closing Costs in Washington State<img src="https://assets.site-static.com/userfiles/1946/image/real-estate-closing-costs-washington-state.png" width="750" height="450" alt="Closing Costs in WA" title="Closing Costs Washington State" />
Who Pays Closing Costs in Washington State?
Closing costs in Washington State are the fees and taxes associated with real estate transactions. If you’ve purchased a home in the past, you may can recall the fees that get tacked on during closing. Whether you are a <a href="https://www.greatvancouverhomes.com/blog/first-time-home-buyer-washington/" title="first time home buyer in Washington state">first-time home buyer</a> or move-up buyer, this article will explain closing costs in detail.
Many home buyers are surprised by the long laundry list of closing costs. Real estate deals have a lot of moving pieces like financing, ensuring the title is clear, establishing the home is free of major defects, etc. During the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/" title="home buying process">home buying process</a>, several parties (like title companies, lenders, appraisers, and real estate agents) come together to make everything happen in an orderly and timely fashion. Accordingly, each vendor is compensated for their work.
There are two stages of the escrow period: opening and closing. Vendors are paid at the stage in which their services are rendered. Some fees are paid out-of-pocket while other fees are rolled into the loan amount. Out-of-pocket fees are paid during the opening escrow period.
Buyers and sellers are separately responsible for certain closing costs like taxes and insurance. In Washington, buyers and sellers split the escrow fees in half.
Here’s a complete rundown of the process, who gets paid, when they get paid, and who pays.
Opening Escrow
When a seller accepts an offer on their home for sale, the buyer places a good faith deposit (a.k.a. earnest money) on the home, usually to the tune of 1% of the agreed-upon price. When a buyer makes a deposit, it shows the buyer he or she is serious and making a commitment to the deal. Earnest money is refundable most of the time. In a small number of cases, the buyer will fail to perform the contractual obligations outlined in the offer letter.
Inspections and appraisals also happen during the opening escrow period. Both are out-of-pocket expenses and non-refundable.
Inspections uncover structural problems with the home like a roof that needs repair or cracks in the foundation. They also check the major systems and components of the home like the air conditioner, electrical wires, or pipes.
Appraisals determine the fair market value of the home on the date of the appraisal. Lenders require appraisals to make sure the value of the home is sufficient to back the loan (as collateral).
Inspections are not required by law but are highly recommended. What's more, some mortgage programs like FHA and VA loans require them.
Closing Escrow
After the appraisal and inspection, if there are no more contingencies to clear, the deal moves into the closing of escrow stage or simply “closing.” Closing costs are divided between the buyer and seller. What follows is an outline of who pays what.
Closing Costs for BUYERS in Washington State
Buyers are responsible for two kinds of fees, one-time and recurring. One-time fees are just like they sound; fees paid only once. Recurring fees include items like insurance and property taxes that are paid in installments during the course of home ownership. Having certain ongoing fees pre-paid at closing helps new home owners transition to a new payment routine, essentially giving them some breathing space to adjust.
One-Time Fees (Lender Fees)
Discount Points – optional fee that can “buy down” the mortgage interest rate
Flood Certification – assesses the future flood risk of the property
Mortgage Insurance – covers the lender’s risk of making a loan where the down payment was less than 20%
Mortgage Origination – an upfront fee the lender charges to make the loan
Processing – the lender’s fee to manage and complete the loan documents
Underwriting – the lender’s administrative cost to evaluate the borrower’s capacity to repay the loan
Recurring (Impounds)
Lenders may require an upfront deposit to an impound account that will cover the first three months of homeowner’s insurance and six months of property taxes. These upfront deposits are called “impounds” and once the money is set aside, the first few installments are paid automatically from the account on behalf of the buyer.
Pro-rated funds may be required to cover the following:
Hazard Insurance – the annual homeowner insurance premium
HOA Dues – condo association fees (usually the first two months is all that is required)
Prepaid Mortgage Interest – the interest portion of the mortgage payment for the current month in which the deal closes
Property Taxes – up to six months of taxes
Closing Costs for SELLERS in Washington State
Home sellers in Washington can expect closings costs that average from 5% to 9% of the sales price. The listing agent's commission will make up the bulk of the fees.
Attorney – if applicable, paid to the attorney that represents the seller
Broker’s Commission – the fee charged by the listing broker for marketing the property
Real Estate Excise Tax (REET) – known as a documentary transfer tax in some states, this is the sales tax on the transfer of real property
Seller Concessions – and fees the seller agreed to pay such as property taxes, loan discount points, or a home warranty.
Title Insurance – an insurance policy for the buyer that protects against title defects like prior liens.
Closing Costs Shared by BUYERS and SELLERS
Lastly, escrow fees are split 50/50 between the buyer and seller.
Escrow Fees
Document Preparation - pays for preparation of the stacks of paperwork you will sign at closing
Escrow Fee – charged by the title company or escrow company for conducting the closing
Homeowners Insurance - annual premium paid upfront
Title Insurance - protects buyer against title defects like prior liens
Recording Fees – covers the cost of registering the transaction with the local government (city or county)
2019-08-19T11:09:00-07:002023-12-07T11:08:27-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2986Steps in the Escrow Process Simplified!<img src="https://assets.site-static.com/userfiles/1946/image/Escrow_Process_Steps.png" width="750" height="450" alt="Steps in the Escrow Process" title="Steps in the Escrow Process" />
So, the offer you made on a home was accepted? Congrats! You're now in escrow.
Pretty soon you'll receive a mountain of paperwork and disclosures and reports to read. The professionals who’ve been helping you (your agent and lender) will get the ball rolling by ordering an inspection and an appraisal.
Homebuyers often find the steps in the escrow process daunting, even if they’ve been through them before. Although the length of the escrow process (about 30 days) and a lot of paperwork may feel intimidating, it is a straightforward process that is repeated every day across America. While we all prefer things in life like this to go faster, remember this: each part of the escrow process outlined below exists to protect buyers and sellers.
1. Earnest Money Deposit
Buyers submit a deposit (a.k.a. earnest money) to show sellers that they are serious about buying the property. Buyers can send their deposits with the offer, but more often the earnest money is sent within a day or so after their offer is accepted.
Earnest money goes into an escrow account held by an independent third party like a title company. Earnest money should not be confused with <a href="https://www.greatvancouverhomes.com/blog/closing-costs-washington-state/" title="closing costs in Washington state">closing costs</a> or the down payment, which are separate payments that are not associated with the initial deposit.
Here’s an important thing to know about earnest money: a buyer’s offer will include terms called contingencies. Contingencies are the conditions that must be met before the deal goes forward. Standard contingencies include a buyer’s right to:
View the home's title (explained in further detail below)
Inspect the property for structural or mechanical defects
Acquire funds to purchase the home (typically through a loan or sale of existing house)
Sellers are assured of a buyer’s performance because there are contractual deadlines to perform each item, which are called contingency removal dates. The buyer must lift (remove) each contingency by a specified date to move forward to the closing. If buyers do not lift any contingency (e.g., their bank fails to come through with the loan), they can cancel the contract and get their earnest money back. Please note: buyers can lose their earnest money deposit if they fail to perform (a rare occurrence, but one that can happen).
2. Disclosures
The next step in the escrow process is the delivery of disclosures. There are three main buckets of disclosures.
Agency Disclosure. Buyers and sellers both receive and explanation of the concept of "agency" along with their agent's duties. Agent compensation is also outlined.
Local Disclosures. Buyers receive a packet with several advisories and notices. The content of each packet depends on the city, county, and state in which the property <a href="https://www.greatvancouverhomes.com/blog/bumpable/" title="under contract property status">under contract</a> is situated.
Most states have disclosures about environmental issues (near a farm, lead-based paint, mold, or mildew) as well as notices about physical proximity to earthquake fault lines or whether the home sits within a flood zone. Buyers should also receive information about local ordinances and zoning that affects the property.
Seller Disclosures. The seller’s disclosure report, which details known problems and defects in the home, is sent from the seller to the buyer. If there are problems that the seller is aware of but fails to disclose, there can be legal repercussions. Therefore, sellers must fill out this form to the best of their knowledge.
If there are significant issues detailed in the seller's disclosure report, the buyer can negotiate to have the seller fix the items before closing. If the problems are substantial and the seller doesn't want to make the repairs, the buyer can also request a reduction on the price of the home.
Please note: The seller's disclosure report is only limited to problems the seller knows about, so there may be other defects in the home that are not included in the report. The home inspection, which takes place later in the escrow process (and will be explained below), provides a more detailed list of any problems with the structure and systems of the house.
3. Title Report
When purchasing a home, buyers naturally assume that the seller is the property's rightful owner. However, in rare cases, this is not always true. Title reports indicate the lawful owner's information and ensure there aren't any debts (also called 'liens') on the property such as unpaid taxes or bills for things like roof or plumbing repairs. A process called a title search checks for any problems with the home's title. This process involves hiring a title company to review the property records and ensure the seller legally owns the property with no encumbrances (free and clear).
Buyers are advised to purchase title insurance, which offers protection if the title company accidentally misses any liens that later show up the property. The buyer and seller often split the cost of title insurance.
4. Appraisal
If the buyer applied for a mortgage, their lender requests an appraisal. Appraisals are an unbiased, professional opinion of a home’s current value and help mortgage lenders know for sure that the house is worth the price the seller accepted. If the buyer is unable to meet their mortgage payments (also known as 'defaulting on the loan'), the lender will sell the home to recoup the money it lent to the borrower. By completing an appraisal, the mortgage company (or bank) knows that they aren't giving the buyer more money than the home is worth.
To determine the home's value, the appraiser carefully analyzes the home's location, size, features, and condition. They also consider the average sales price of recently sold, similar homes in the neighborhood.
Here’s how this plays out in the real world. If a buyer qualifies for a mortgage of $700,000, but the appraisal determines that the home is only worth $500,000, the mortgage lender will most likely only provide a loan for $500,000. The buyer would need to come up with the $200,000 difference or cancel the deal.
5. Inspection
Home inspections are conducted by certified inspectors who carefully review the structure and components of a home and look for any problems or defects. Unless otherwise negotiated, buyers typically pay for home inspections.
Inspectors examine the structure of a house by looking at the roof, attic, insulation, walls, ceilings, floors, windows, doors, foundation, and basement. Then, the home's major systems are checked, such as HVAC, plumbing, sewage, and electrical. Appliances like the dishwasher are also lightly tested.
6. Request for Repairs
When completed, buyers receive a report of the inspection’s findings. The inspection report includes any problems found in the home, along with photos and explanations of the defects.
As part of the ongoing negotiations that take place during the escrow period, the buyer's agent can request the seller to cover the cost of repairs. Depending on the situation, the buyer and seller may also share the cost of the repairs. Once the repairs are complete, the buyer can lift the inspection contingency stipulated in the contract.
7. Final Approval / Clear to Close
Even if a buyer previously received a loan pre-approval, the lender’s underwriter makes a final review of the buyer's financial situation. Lenders want to know that the buyer can still afford the home and hasn’t made any recent (and big) purchases like a new car or lost their source of income (their job).
As you might have guessed from the paragraph above, while waiting to receive clear to close confirmation, buyers should not make any major credit purchases. Mortgage lenders carefully monitor buyers' credit and their cash position when preparing to fund loans. Any major purchases made during the escrow period is a bad idea.
Occasionally, the underwriter will ask for additional information from the buyer before alerting them that they are clear to close, which is standard practice and should not cause alarm.
When the buyer’s status reaches final approval, the mortgage lender will alert the buyer that they are 'clear to close.' Meaning, the mortgage lender is ready to send funds for the loan through, via wire transfer, to the escrow company. Lenders also send buyers a document called an 'Initial Closing Disclosure.' Closing disclosures show detailed information regarding closing costs and exactly how much they'll pay in interest on the loan, the principal amount, etc.
8. Order Homeowners Insurance
Homeowners insurance protects buyers from losses if their house is damaged, or worse yet, destroyed. There are a variety of policies that the buyer can choose from, including standard homeowners’ insurance, condominium insurance, etc. Standard homeowner’s insurance policies typically do not include earthquake and flood protection. Flood and earthquake protection are separate policies that the buyer may or may not choose as an add-on. Choosing additional depends on the home's location and the amount of risk the buyer’s think they are taking. A lender may also insist on other types of coverage.
Policies also do not cover the homeowner's failure to maintain the property, as that is considered the homeowner's responsibility. However, some insurance policy options include appliances and other items in the home for a higher premium.
9. Contingency Removals
As the closing deadline approaches, buyers will lift the contingencies stipulated in the contract. In most cases, the buyers will lift the title, inspection, and loan contingencies by the contingency removal dates for each one.
As mentioned above, should any problems arise, buyers can leave the contingencies in place (not remove them) as a way to cancel escrow and receive their earnest money deposit back.
10. Final Walkthrough
The final walkthrough is the buyer's opportunity to make sure that requested repairs are complete. Buyers can also verify that all items owned by the seller are removed.
Turn on all lights, run all faucets, test the HVAC, and check all walls throughout the home. When completing a final walkthrough, make sure to walk along the perimeter of the property. Ensure that any items included in the home's purchase price, such as a chandelier or a piece of furniture, are in working condition.
11. Closing
The closing is the final step before the buyer can finally move into their home. To ensure a smooth closing process, buyers should bring their photo ID and any outstanding paperwork for the mortgage or title companies (if applicable). Depending on the escrow setup, you might be asked to bring a certified or cashier's check (made payable to the closing company) to cover any closing costs that are not deducted from the sales price.
Buyers and should plan on spending approximately 1 to 2 hours. However, if problems arise during the closing process, the closing can take several hours to complete.
12. Take Possession
Upon closing, the local government records the sale and ownership transfers from the seller to the buyer. Recoding often happens on the same day as the closing. After the paperwork is signed and the bank funds submitted, buyers are handed the keys to their new home and can officially take possession of the property.
Conclusion
There are many steps in the escrow process, lots of legal paperwork, and plenty of small details to track. With the help of experienced real estate agents, buyers and sellers can navigate these steps with significantly less stress.2019-08-19T10:13:00-07:002020-03-06T11:24:38-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:298712 Common Real Estate Questions That Buyers Ask<img src="https://assets.site-static.com/userfiles/1946/image/Real-Estate-FAQs-for-Buyers.png" width="750" height="450" alt="Real Estate FAQs" title="Real Estate FAQs" />
Real Estate FAQs
As a home buyer, especially if you are new to the process, you will be learning about several new real estate terms. Although you will, of course, have your real estate agent to rely on, sometimes it's nice to know what you're getting yourself into before beginning the process. So, without further ado, here are some of the most frequently asked questions buyers ask:
Am I ready to buy?
Before you begin the home search process, it is essential to ask yourself if you are financially ready to own a home. For some, renting might be a more cost-effective and financially savvy decision. For others, it will make far more sense to own a home vs. rent. If the following applies to you, you may be in a strong position to buy a home:
You've been continuously employed for at least 2 years
Your current income is reliable and consistent
You pay your bills on time and do not have considerable credit card debt
You don’t have multiple outstanding long-term debts (such as several car loans)
You have set aside funds for a down payment (or qualify for a zero down loan through VA or USDA programs)
You can afford to pay the principal, interest, taxes, and insurance on a home
Is there a tax benefit to buying a home?
In short: yes. If you plan on obtaining a mortgage, the interest on that mortgage is usually tax-deductible. Local real estate taxes may also be tax-deductible on your federal return. It never hurts to read up and makes sure you have the latest information, which can be found on the <a href="https://www.irs.gov/publications/p530" title="IRS website" target="_blank">IRS website</a>. Better yet, call your accountant and ask for up-to-date information specific to your city and state.
Is there a difference between getting pre-qualified and pre-approved?
Yes. Although some may use these terms interchangeably, there are several differences:
Pre-qualifications: Getting pre-qualified for a mortgage will tell you how much you *may* qualify to borrow. If you are hoping to purchase a home for $450,000 but are unsure if you can afford it, getting pre-qualified will give you a sense as to whether you can or cannot afford the home. Homebuyers can go online and complete a pre-qualification on their own. It is important to note that pre-qualifications not involve verifying any financial information about you. If you want to know for sure how much you can borrow, getting a pre-approval is a better bet.
Pre-approvals: Getting pre-approved is a far better option when determining if you will qualify for a mortgage. First, pre-approvals involve submitting several financial documents to your lender like bank statements. They also take into consideration your actual credit score. Thus pre-approvals are a stronger indicator - to real estate agents and home sellers - that you are ready and able to purchase a home. Plus, you and your real estate agent to know how much home you can afford to buy so that you can focus on viewing homes that are within reach.
What does a real estate agent do for a buyer?
A real estate agent has several duties when helping a client buy a home, plus a lot of "behind the scenes" activities of which buyers may never know. At the beginning of the home buying process, your real estate agent can put you in touch with a trusted mortgage lender so that you can get a mortgage pre-approval. After you have been pre-approved, your real estate agent will have a conversation with you to learn more about what you hope to find in a home. Price and location are typically the two biggest drivers of a buyer's interest in a given property.
Next, the agent research homes that are currently for sale in the area where you wish to move and will schedule tours at the homes you want to see. If you decide to put in an offer, your real estate agent will negotiate it, which can involve a lot of back-and-forth communication. If your offer is accepted, you will need to order an appraisal and home inspection.
The appraisal is required by a lender to make sure the home's value is enough to serve as collateral to back the loan. The inspection ensures that the house doesn't have any major issues (such as a leaking roof or faulty plumbing). Your lender will order the appraisal. Your real estate agent will help you pick a home inspector. If any problems with the house are identified during the home inspection, your real estate agent will negotiate with the seller to repair them or provide some kind of compensation to you.
Throughout the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/">home buying process</a>, your real estate agent will serve as the primary liaison between you and the listing agent and will work hard to make the process is as smooth as possible. This is just a broad overview; there are many other details that a real estate agent will manage when negotiating a real estate transaction.
As a buyer, do I have to pay to work with a real estate agent?
Nope! Realtors get paid a commission off of the home's sales price, which is paid by the seller. The commission rate is typically five or six percent of the home's final sales price. Then the listing agent splits the commission with the buyer's agent (usually pretty close to 50/50).
If I don’t have to pay a commission, what fees are involved in purchasing a home?
Buyers can expect closing costs to be about 2 to 3 percent of the home's sales price. There are some fees you will only have to pay once and others that will be recurring. Click on this link to see a breakdown of <a href="https://www.greatvancouverhomes.com/blog/closing-costs-washington-state/" title="closing costs in Washington">closing costs in Washington</a>.
What kind of credit score do I need to buy a home?
Credit score requirements vary depending on mortgage program guidelines. Most loan programs require a credit score be 620 or higher. If your credit score is lower than 620, you may still be eligible for certain loan programs that come with a higher interest rate. Higher interest rates offset the mortgage lender's risk; buyers with lower credit scores are shown - statistically - to be riskier borrowers. However, a lower interest rate might be available if you can come up with a higher down payment.
Can I offer less than the asking price?
If you want to offer less than the full asking price of a home, knocking off a few percent from the list price usually won't scare too many sellers away. If you're thinking about a lowball offer, be very careful. Work with your agent to research the market and make sure you're not putting in an offer that will not only be rejected, but will irritate the sellers to the point that they will no longer negotiate with you. If the home is listed for $700,000, but most of the homes in the area that are similar have sold for $650,000, you are probably safe to put in a lower offer than the $700,000 asking price. If the sellers refuse your offer and you still want the house, you'll have to get closer to the asking price to make the deal happen. If the home has been sitting on the market for quite some time, and the sellers are eager to move, you can consider that data point, too.
What are lender fees?
When a bank or financial institution processes and funds a loan, there are several fees involved, including application fees, attorney fees, recording fees, underwriting fees, and more. Although this will vary case-by-case, the costs will typically amount to about one percent of the mortgage amount. So, if you are taking a mortgage for a $100,000 home, you may pay $1,000 in lender fees. As mentioned, this will vary, so it is best to discuss exactly how much you will be expected to pay when you meet with your mortgage lender.
What is the standard down payment amount?
Your down payment will depend on the loan program for which you are approved. In the old days, the standard down payment was 20 percent of the home's purchase price. Today, many loan programs do not require 20 percent down. In fact, if you are buying a home for the <a href="https://www.greatvancouverhomes.com/blog/first-time-home-buyer-washington/">first time</a>, you might only be required to put down 3 to 5 percent of the home's purchase price. For example, FHA loans only require a 3.5 percent down payment. What's more, some loan programs allow family members to contribute to the down payment, which is considered a “gift.”
VA loans (which only apply to former and current military service members) and USDA loans don’t require a down payment at all. USDA loans are only available to buyers in USDA-eligible rural areas.
What is a home inspection (and should I get one?)
A home inspection involves hiring a certified home inspection to review the home’s HVAC system, plumbing, electrical, roof, attic, floors, windows, doors, foundation, basement, and structural components. They will then provide a written report that states what needs repair (if anything at all). I strongly advise getting a home inspection. Although a home may seem perfectly intact, there could be problems brewing under the surface that should be reviewed by a professional home inspector. If there are several problems in the house that need fixing, the buyer's agent can negotiate for the seller pay (in part or in full) for the repairs before you close on the home.
Is a final walk-through necessary?
Although a final walk-through isn't completely necessary, a good agent will recommend it and schedule one for you. A final walk through gives you the opportunity to make sure that and and all repairs you requested are complete. You also want to make sure that new issues haven't turned up (leaks, etc.) so that you can move in after the closing without a hitch.2019-07-23T10:29:00-07:002023-12-07T11:59:05-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2989What Does Bumpable Mean in Real Estate?<img src="https://assets.site-static.com/userfiles/1946/image/bumpable-rmls-status.png" width="750" height="450" alt="Bumpable MLS Status" title="Bumpable MLS Status" />
“Bumpable” is a property listing status that is used by an MLS to indicate to other real estate agents and prospective buyers that a seller accepted an offer on their home, but with the condition that the buyer first sells their current home.
One of the biggest MLSs to use the bumpable status is the Regional Multiple Listing Service (RMLS) which covers Southwest Washington and the Portland Metro Area. Other MLSs have a similar property status indicator to reflect the same buyer contingency. For examples, Realtors in Dallas use the <a href="https://www.knoxre.com/blog/active-option-contract/" title="MLS status" target="_blank">MLS status</a> “contingent with kick out.”
If you don't live in an area where your local MLS has a status to indicate this type of contingency, you may come across something very similar, a "bump clause." A clause is not a listing status, is an addendum to a purchase contract.
The notion of bumping – as an MLS status or clause in a contract – is used around the country. Bump clauses and bumpable as an MLS status and can get a bit tricky, so here’s an example illustrate what it means:
Bumpable Buyer
Let’s say that you decide to put your <a href="https://www.greatvancouverhomes.com/vancouver-wa/" title="home in Vancouver WA">home in Vancouver</a> up for sale. A few weeks later, you receive an offer on your home from a prospective buyer, whom we’ll refer to as James. The offer is in line with the price and terms you wanted; thus, you decide to accept it. But, James has an important contingency: he must sell his current home before he can buy your house.
As a seller, you may not want to wait until James sells his house and would like to consider other offers that come down the pike. While you you have a bumpable listing, you are allowed to accept other offers on your home. As a “bumpable listing," James is referred to as a “bumpable buyer.”
A few days after James puts in his offer, a second person – who we’ll call Sarah – decides to put an offer on your home, too. When Sarah puts in her offer, James receives a notification. He then has 24 to 72 hours to remove the contingency that he must first sell his house before he can buy your home. Here are some scenarios that can play out:
James can cancel his offer on your home.
You can reject Sarah’s offer and honor James’ original offer, still honoring the contingency that he must first sell his current home.
You can reject James’ offer and accept Sarah’s offer.
To help put a bumpable status into context, let’s itemize the other RMLS listing statuses.
RMLS Listing Statuses
Active (ACT)
When a seller hires a real estate agent or broker to sell their property, they will sign a contract giving the agent or broker permission to market their property and the right to a commission for doing so. The agent/broker will then put the property details into the local MLS and set the status to “active” or “ACT” in the database. The new listing will then populate across real estate websites that get a direct data feed from the MLS.
Bumpable (BMP)
A property is listed as “bumpable” or “BMP” in the MLS if the seller receives an offer from a buyer, but the buyer includes a contingency that they must sell their home before they can close the deal. The seller won’t have to have to wait until the buyer’s home sells (as that can sometimes take several years) and can consider other offers.
You can think of bumpable as a subset of active. Here’s why:
Technically, while a listing is bumpable, the home is still on the market (active)
The house comes off the market (and status changed to pending) only when the bumpable addendum (contingency) is lifted.
Pending (PEND)
If a buyer makes a contractual offer on your home without the condition that they must first sell their home - and you accept the offer - your listing’s status will change to “pending.”
Making an offer on a home is a binding commitment and, in most states throughout the U.S., means that the buyer is contractually obligated to purchase the home and the seller cannot execute a contract to sell the home to any other interested buyers. They can, however, collect backup offers from other interested parties if the deal with the original buyer falls through.
There are almost always contingencies that must be met for a property to close. For most transactions, typical contingencies include the home passing an inspection, a home appraisal that is satisfactory to the lender, a title search, and/or an attorney review. All of these contingencies will affect the most common contingency of all, which is the buyer’s ability to qualify for a mortgage or produce adequate financing for the home.
Sold (SLD)
Your listing is marked as "sold" or "SLD" after the contract has closed and the settlement has ended.
Other RMLS Listings Statuses
Of course, there are statuses for properties that don’t sell. You may come across these as well:
Expired (EXP)
When you sign a contract with a real estate agent or broker, you will both agree on a date for the contract to expire. If you reach that expiration date and your home hasn't sold, your listing will be considered "expired" and it will be marked as "EXP" in the database. The status change happens automatically at midnight on the listing's expiration date.
Canceled (CAN)
Sometimes, you no longer want to sell your property. Perhaps your moving plans changed, or you decided to hold onto your home a bit longer. You can cancel your listing agent. As soon as your contract is canceled, your listing will be marked as "canceled" or "CAN" in the MLS, and the cancellation date will be noted in the expiration field.
Withdrawn (WTH)
If you don’t want to cancel your contract, but would like to remove your listing from the MLS temporarily, you can withdraw it from the database. During this time, your property will no longer be advertised. When you decide to put it back on the market, it will go back into the MLS with the active status. If the listing reaches the expiration date while it is marked as withdrawn, it will still expire, and a new contract will need to be created and executed.
Bumpable Status FAQ
How will I know if a listing is bumpable?
Agents can see if a home is a bumpable listing because it will show BMP in the property description included in the MLS. Some consumer websites that carry local real estate listings will also show this status with a bumpable indicator.
Where did the term “bumpable” originate?
Prior to using bumpable, the MLS used the term “contingent,” or simply “CON” to describe a bumpable listing because the house was contingent on the buyer selling his or her home prior to purchasing a new one. However, that term began to confuse agents because every real estate transaction is always contingent on a variety of factors such as a home inspection, buyer financing, etc., whether it is bumpable or not.
How does the 'bumpable’ status get removed?
The bumpable status is removed when the buyer is able to purchase your home without selling their current home. This can often be completed through a bridge loan, which is a temporary loan that a buyer can use to purchase a new home while they wait for their current home to sell.
Another way in which the bumpable status is removed is if the buyer's current home sells. After the contingency is removed, the “bumpable” status is removed and the transaction status changes to “pending.”
Lastly, the bumpable status is removed if the contract is canceled or expired.
Is it worth it to take out a bridge loan to remove the bumpable contingency?
A bridge loan is typically more expensive than a home equity loan. Bridge loans are also more challenging to acquire because you must qualify to own two homes. If you do qualify for a bridge loan, they typically impose a significant financial burden as the borrower will be paying two mortgages (if a mortgage is on the owner’s current home) and hefty interest on the bridge loan on top of both mortgages.
However, if your heart is set on a home and you don’t anticipate your home selling in the time allotted, a bridge loan may be a viable option.
Is it worth it to make an offer on a house that is listed as bumpable in the MLS?
Definitely! However, it is important to note that the seller does have the option to turn down your offer and go with someone else. Also, if the first buyer who put in the original offer decides to remove the contingency that they must first sell their current home, the home's listing status will be changed to "pending" in the MLS. Your offer and all other offers on the home are then considered backup offers. However, there is still a chance that the other offers will be turned down and yours will be accepted should the other offers fall through.2019-07-17T10:57:00-07:002022-06-01T20:43:58-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:29957 Steps of the Home Buying Process<img src="https://assets.site-static.com/userfiles/1946/image/Home-Buying-Process-Steps.png" width="750" height="450" alt="Home Buying Process" title="Home Buying Process" />
There are seven steps in the home buying process. Each part of stage of the timeline consists of several activities and paperwork. It doesn’t matter whether this is your first time buying a home or you’ve done it before; the steps are pretty much the same. If you’re a “move up” buyer who’s done this before, the process below should look familiar - this article is a simple refresher course: a step-by-step guide so that you know what to expect.
If you are a first time home buyer, you can expect lots of paperwork. That's one of the things that surprises people the most. Another thing that comes as a surprise is the amount of time required to close a deal. The escrow period lasts 30 days on average (getting the appraisal, inspection, etc.) So, if you're trying to figure out how long it takes to buy a home, just add the amount of time you think you'll take to shop until you find a home you love and then add 30 days of escrow to it.
<img src="https://assets.site-static.com/userfiles/1946/image/1-Check-Your-Credit.png" width="758" height="125" alt="Check Your Credit" title="Check Your Credit" style="display: block; margin-left: auto; margin-right: auto;" />
Step 1: Check Your Credit
What is a FICO Credit Score and How Do I Check It?
The Fair Isaac Company created a “predictive analytics” program that helps lenders predict future consumer behavior based on previous credit behavior. The resulting numerical score is called a FICO score (the acronym is shorthand for the company’s name).
FICO scores include credit payment history, the current outstanding debts, the age credit history, new credit and inquiries, and types of credit used. There are many online sources where you can receive free credit reports. However, <a href="https://www.annualcreditreport.com" title="Annual Credit Report" target="_blank">Annual Credit Report</a> is authorized by federal law to make sure that it is a truly free report.
Through the website, consumers can receive a credit report every 12 months from three consumer credit reporting companies: Equifax, Experian, and TransUnion. Each company measures credit scores slightly different, but Annual Credit Report averages the three scores out to give you your summary credit score.
Is My Credit Score Good or Bad?
According to FHA guidelines, the lowest credit score to a homebuyer needs to purchase a home is 580. However, most lenders require at least a score of 620.
As you might already guess, the higher your score is, the better chance you have securing a loan. If your score is on the lower end, you’ll be less likely to be approved for a loan, or you might get a loan with a higher interest to offset the lender’s risk. Folks with good credit scores (750 or higher) will receive better interest rates and better terms for their loan.
<img src="https://assets.site-static.com/userfiles/1946/image/credit-score-tiers.png" width="750" height="340" alt="FICO Score Chart" title="FICO Score Chart" style="display: block; margin-left: auto; margin-right: auto;" />
How to Improve Your Credit Score
While changes to your credit score take time, there are a few things you can do to give it a boost. First, when you receive your free report, look through it thoroughly. Note any errors in the report and take steps to correct them. For instance, you may be unaware that you have outstanding, revolving debt at a department store or perhaps the same store didn’t record your last payment.
It’s not unusual to have a bunch of outstanding debts from different sources. The fewer you have, the better off you will be. Try to pay off as many of the smaller debts as you can and avoid adding any new debts. Watch out for credit offers. A clothing store might offer you a great deal on your next purchase if you open a new account, but if you do, not only will the purchase add to your outstanding debt, but applying for a new card will trigger a new credit inquiry. Successive credit inquiries could lower your score.
Determining the Down Payment Needed
Simply put, the more money you put toward a down payment, the bigger your equity position in your new home, resulting in a lower monthly mortgage payment. Depending on the <a href="https://www.rubyhome.com/blog/what-are-my-mortgage-options-in-california/" title="types of home loans">type of loan</a> you take out, larger down payment could help you avoid mandatory mortgage insurance (an insurance premium tacked on to your monthly mortgage payment to protect lenders should the loan go into default). Here are some loan programs and their respective down payment requirements:
FHA Loans: 3.5%
VA Loans: 0%
USDA Loans: 0%
Conventional 97 (Fannie Mae): 3%
HomeReady (Fannie Mae): 3%
Home Possible (Freddie Mac): 3 to 5%
<img src="https://assets.site-static.com/userfiles/1946/image/2-Find-a-Lender.png" width="758" height="125" alt="Find a Lender" title="Find a Lender" />
Step 2: Find a Lender
Just like other consumer products where you have a choice, you should comparison shop for a loan program and compare the lenders who provide them. Many banks and mortgage companies offer similar interest rates, so you might find that the best “fit” for you is simply the loan officer with whom you interact. A good salesperson will thoroughly explain each type of program available with their firm and make you feel comfortable.
Mortgage Terms
30-Year Mortgage: Spreads the principal and interest portion of the mortgage payments over thirty years, resulting in a lower monthly payment. This is the most popular loan term.
15-Year Mortgage: Spreads the principal and interest payments over fifteen years. This results in a higher payment. However, the loan is paid off faster, and interest rates on 15-year mortgages are typically lower.
Fixed Rate Mortgage (FRM): The same interest rate throughout the entire life of the loan, meaning the monthly payment will stay the same every month.
Adjustable Rate Mortgage (ARM): After its initial period (a set amount of time that the interest rate is fixed), the interest rate on the mortgage adjusts up or down. Then, the monthly amount of the house payment reflects those changes. Usually, ARMs are offered at lower interest rates than fixed rate mortgages. But over time it could catch up and even exceed the fixed interest rate product if the mortgage market brings higher interest rates. Be cautious here.
Types of Loans
Here are a few common loan products available and the differences among them:
FHA Loan: The Federal Housing Administration (FHA) insures loans made by private lenders. The insurance pool is managed by the Department of Housing and Urban Development (HUD). Many folks think that FHA Loans are only available for <a href="https://www.greatvancouverhomes.com/blog/first-time-home-buyer-washington/" title="First Time Homebuyer Guide - Washington State">first-time homebuyers</a>, but they are available to prior borrowers who’ve not owned a home in the past three years. The advantage here is that you can make a down payment as low as 3.5%. The disadvantage is that you could pay a little extra each month for mortgage insurance.
VA Loan: The U.S. Department of Veteran Affairs (VA) guarantees the safety (insures) private lender loans to military personnel and their families. The advantage here is that borrowers need not make a down payment (zero down).
USDA Loan: The U.S. Department of Agriculture (USDA) offers loans to "rural residents who have a steady, low or modest income, and yet are unable to obtain adequate housing through conventional financing." It is managed by the Rural Housing Service (RHS). Borrower income must not exceed more than 115% of the adjusted area median income (AMI).
Conforming Loan: A loan that does not exceed Fannie Mae's loan limits, thus "conforming” to many mortgage program guidelines.
Conventional Loan: A loan that is not insured guaranteed or insured by the federal government. Also, the loan amount does not exceed conventional loan limits.
Jumbo Loan: A loan that exceeds the conforming loan limits and therefore represents a higher risk to the lender. To use this type loan, a buyer must have good credit and bring a larger down payment to the table.
<img src="https://assets.site-static.com/userfiles/1946/image/3-Loan-Pre-Approval.png" width="758" height="125" alt="Mortgage Pre-Approval" title="Mortgage Pre-Approval" />
Step 3: Get a Mortgage Pre-Approval
Getting a loan pre-approval, before any other step in the home buying process, is a good thing. It demonstrates to your real estate agent and home sellers that a lender has reviewed your financial profile. An offer you make to a seller will carry much more weight than an offer from another buyer whose credit-worthiness has not yet been evaluated or verified.
Here are some of the documents you'll need to get pre-approved:
Borrower Identification: All borrowers and co-borrowers must provide a state-issued driver’s license, photo ID card or a valid passport.
Tax Returns: You’ll need to submit two years of tax returns and any W-2 forms if you work for a company. If you are self-employed, you’ll need a profit & loss (P&L) statement, federal tax statements and balance sheets for the last two years. You might also be asked to give a copy of your business license or a letter from your accountant.
Pay Stubs: You’ll need to provide the most recent 30 days of pay stubs or most recent P&L statement.
Bank Statements: You’ll need to provide two months of your most recent bank statements. Provide a complete statement, including pages that are blank. Be sure that your account numbers are clearly visible as well. Send copies of all your bank statements from your savings, checking, brokerage, 401k, IRA, Roth and 403b accounts.
Other Documents: Depending on the lender and your circumstances, you might need to provide the following: mortgage gift letter, bankruptcy discharge paperwork, divorce decree, pension statement, Social Security/disability statement and Home Owners Association (HOA) Statement. Also, if you own other properties, you may be asked for current mortgage statements and a homeowner’s insurance declaration. Whew!
At the end of this process, you'll receive a <a href="https://www.greatvancouverhomes.com/blog/pre-approval-letter-sample/">pre-approval letter</a> which is your "golden ticket" when it comes to home shopping. The letter shows to the seller that you are financially able to purchase their property. Depending on the market and the seller, some sellers will not entertain any offers without a pre-approval letter. What's more, some sellers will not allow buyers to view their home in-person without a bank letter.
Since financial circumstances could change while your application is in underwriting, the approved amount that you're asking to borrow could change; thus the letter is not a guarantee to lend.
<img src="https://assets.site-static.com/userfiles/1946/image/4-Hire-a-Real-Estate-Agent.png" width="758" height="125" alt="Find an Agent" title="Find an Agent" style="display: block; margin-left: auto; margin-right: auto;" />
Step 4: Find a REALTOR®
What’s the difference between a real estate agent and a REALTOR®? All real estate agents, by law, are licensed. Real estate agents who also belong to the National Association of Realtors (NAR) use the official designation, REALTOR®.
NAR members are held to higher standards than those mandated by law and must follow the organization’s professional code of ethics. If they don’t follow the rules, they’ll be booted from the association and may not use the REALTOR® trademark.
As a buyer, you’ll be looking for representation from a buyer’s agent. (Just so you know, the seller is represented by a seller's agent or listing broker.) A buyer's agent only represents you and your best interests. That means they look for potential issues with a home you want to buy and negotiate the sale on your behalf to make sure the deal is fair. Important: <a href="https://www.greatvancouverhomes.com/blog/who-pays-realtor-fees/" title="buyers do not pay realtors">buyers do not pay agents</a> for help finding and purchasing a home.
Understanding the Different Types of Buyer’s Agent Agreements
Buyer’s agents typically ask for an agreement with their clients. There are three different kinds of contracts. Most will only work under the last type below:
Non-Exclusive/Not for Compensation: This means that the agent understands that the buyer may hire more than one agent to locate a suitable home. The buyer is not obligated to compensate the agent but has the right to demand single agency, a legal term meaning that a buyer can expect the agent to serve only them and not the seller, too.
Non-Exclusive, Right to Represent: This allows the buyer the right to purchase another property from a second agent if the property was not introduced first the first agent under contract. The buyer has the right to single agency, but the agent can receive a higher commission if the seller agrees to it.
Exclusive Right to Represent: This states that the buyer is not allowed to hire more than one agent to represent them. The buyer has a right to single agency. The commission is negotiable. The buyer may not be responsible for the commission if the seller pays for it. The agent can receive a higher commission if the seller agrees to pay more.
<img src="https://assets.site-static.com/userfiles/1946/image/5-Pick-a-Home-for-Sale.png" width="758" height="125" alt="Find a House" title="Find a House" style="display: block; margin-left: auto; margin-right: auto;" />
Step 5: Find a House
Of course, the best part of the home buying process is looking at potential homes! With most houses up for sale listed on the internet, home shopping is easier than ever. However, all this information can make the home buying process overwhelming.
<img src="https://assets.site-static.com/userfiles/1946/image/home-search.png" width="750" height="200" alt="Search Homes for Sale" title="Search Homes for Sale" style="display: block; margin-left: auto; margin-right: auto;" />
Here is how to narrow down your choices. First, be sure that you have a discussion with your agent about the neighborhood and features you are looking for, including your “wants” and “needs” for a new home. Does the age of the home matter? How many bedrooms do you need? Are you looking for a large backyard? Does it matter if you move to a busy street or do you prefer a cul-de-sac? Single garage or multiple? With most listings online, why bother having this conversation? Well, not all homes for sale are listed online. "Pocket listings" are homes for sale that are not yet publicly available. Your agent might be able to suggest properties not yet posted.
Also, research neighborhoods with resources like Great Schools and Walk Score; they will help you uncover the quality of local schools, access to public transportation, and community amenities like nearby shopping centers and restaurants.
After you find a neighborhood that interest you, begin searching for homes based on your pre-approved loan amount. If it is a seller’s market, be cautious falling in love with homes that are out of your price range; the chances of buying at a lower price in a hot market is not very likely.
If the market is cool (buyer's market), you will have better luck negotiating the final price, so you can search homes for listing prices a little higher than your pre-approved loan amount. Your agent can provide information about the current market temperature to help guide you.
When you see homes that interest you, be sure to let your agent know. They can see if there’s additional information available before you venture inside. If you are looking in an area where home inventory is low, your loan pre-approval will come in handy - you'll be able to move quickly with an offer.
When viewing homes, be sure to balance your “needs” vs. your “wants.” Sure, you might want a swimming pool, but if you need three bedrooms and the property you are looking for only has two, are you still willing to move there? At the same time, look beyond homes with unfavorable paint colors or unkempt landscaping – these things can easily be remedied.
Put together a “short list” of homes you like the most. The easiest way to do this is to give each of them a rating from 1 to 10 before viewing them in person. Then rate each of them after the first visit. After viewing several homes, keeping track will help recall what you liked and didn’t like about each property, further narrowing your list as you go along.
<img src="https://assets.site-static.com/userfiles/1946/image/6-Make-an-Offer.png" width="758" height="125" alt="Make an Offer on a House" title="Make an Offer on a House" style="display: block; margin-left: auto; margin-right: auto;" />
Step 6: Make an Offer
Sellers can list homes at any price. Of course, that doesn’t mean it’s in line with what the market will bear. Your real estate agent can help you formulate a fair, data-driven purchase offer by checking their local Multiple Listing Service (MLS) for prices of recently sold, similar homes in the neighborhood. You may find that asking prices are over-inflated or right on the money. Conversely, a review of recent sales data can help uncover an asking price that is on the low side – a potentially great deal.
You may have heard folks talk about seller’s markets and buyer’s markets. Just like all other products and services, real estate conforms to the economic law of supply and demand.
A glut of housing inventory can drive prices downward, giving leverage to buyers (buyer's market).
The scarcity of inventory can drive prices up (seller's market).
Market dynamics affect not only price but the amount of competition from other buyers. In a seller's market with high demand and low inventory, houses for sale might receive multiple bids, further complicating matters.
Buyers can improve their odds of getting the house they want by including their pre-approval letter and <a href="https://www.greatvancouverhomes.com/blog/proof-of-funds-explained/">proof of funds</a> along with their purchase contract.
When you are ready to present an offer, your agent will put together standardized Residential Purchase Agreement (RPA) which is a legal document that gives the seller a written notice of your intent to purchase the property. Some purchase contracts are short and sweet with the intent to negotiate further while others are long and detailed.
The purchase contract will include: the property address, offer price, down payment amount, a mortgage contingency provision (see below), an earnest money deposit, a time limit by which the seller should respond to you, an expected date of completion (when you plan to take “possession” a.k.a. the move-in date), the name of the escrow or title agent holding the earnest money, items in the home you expect to be included (like appliances, light fixtures, etc.), another list of items that you are willing to pay for or have thrown in for the purchase price (like draperies, hot tubs, etc.), an agreement that the buyer is responsible for paying items like the utility bills, property taxes, etc. through the sale date and any other item your agent thinks is reasonable.
Repair Contingency: An inspection-contingency clause allows you to have the condition of the home evaluated by a professional before completion of the sale. Inspectors will check the soundness of the structure and internal systems, usually within a few days of the date of signing the agreement.
An inspector will determine whether the roof is still in good shape, that there are no leaky pipes, look for damage done by rodents or pests, etc. No house is perfect, and inspectors will produce a report of the findings. If anything is out of line, like water damage, you can request that the seller fix the issue (as a contingency) before going forward with the sale.
It is smart to specify that the home inspection happens on or before a certain date to keep the train running on time. You might even want to include a provision that states that the current owner will pay "rent" for each day they remain on the property after the proposed move-in date.
Appraisal Contingency: If you plan to finance the house with a loan instead of paying cash, your lender will require an appraisal of the home’s value. Since a lender can refuse to make a loan based on the value of the house, all well-constructed offers include an appraisal contingency. Meaning, you can back out of the deal should the appraisal come in low and financing falls through.
Counter Offers: Even if you make what you feel is a fair offer for the home, do not be surprised or offended if the seller makes a counter offer. This is normal and happens often.
Counter offers may deal with one or more conditions outlined in the original offer, things like price, the proposed move-in date, or appliances you’ve requested to keep with the home. Whatever the case, if you are okay with their counter offer, you are on your way. If not, it’s your turn to reply with a counter offer. The ball keeps bouncing back and forth until both parties agree to all conditions (or disagree, in which case it’s time to move on to the next house that interests you).
Earnest Money Deposit: An earnest money deposit accompanies your offer as a sign of good faith. What’s more, it will allow you more time to finalize financing if necessary. If your offer is accepted, the deposit will become part of your down payment. If your offer is rejected, you’ll get the full deposit back.
However, if you later retract your offer for reasons not stipulated in the purchase contract (the contingencies), the seller will usually keep the money. Earnest money is held in neutral, third-party trust or escrow account. In sum, a buyer deposits money while a seller brings the title documents to the escrow service. There, both the money and documents remain safe and will not be released until the transaction is finalized.
<img src="https://assets.site-static.com/userfiles/1946/image/7-Close-the-Deal.png" width="758" height="125" alt="Closing Escrow" title="Closing Escrow" style="display: block; margin-left: auto; margin-right: auto;" />
Step 7: Closing Escrow
The closing stage is when all the elements of a real estate transaction described come together. Buyers and sellers are each responsible for certain closing costs (the fees and taxes associated with real estate transactions). Some are split between the two parties. For example, escrow fees are split 50/50 between buyers and sellers in <a href="https://www.greatvancouverhomes.com/blog/closing-costs-washington-state/" title="closing costs in Washington state">Washington State</a>.
Opening Escrow: This is the term that is used when starting the closing process. The buyer makes a good faith deposit (earnest money) and services like appraisals and inspection are ordered.
Seller Disclosures: Sellers must reveal any known issues with the property, additions or modifications like remodel projects.
Appraisal: A professional appraiser determines the current market value of the property. As mentioned above, lenders will insist the home is worth what you're paying for it.
Inspection: Not always required by law, but often required by lenders, inspections identify parts of the property that are in disrepair. Buyers and sellers can negotiate what gets fixed and whom is responsible for doing so.
Homeowner’s Insurance: Shop around for best price and coverage. Be sure that you are familiar with what the policy will and won’t cover. Standard insurance will usually cover any damage to the house, but most will require a separate policy for floods or earthquakes.
Home Warranty: A <a href="https://www.greatvancouverhomes.com/blog/home-warranty/" title="home warranty">home warranty</a> is a service contract that covers the repair or replacement of appliances and mechanical systems in a home for one year. Buyers and sellers sometimes split the cost of a warranty, but this can be negotiated as part of the deal.
Contingency Removal: Once every repair or change has been made, the buyer will remove the contingencies in the contract. This also obligates the buyer to purchase the property. If the buyer backs out at this point, the seller is given the earnest money deposit.
Final Walk Through: The buyer has one more chance to view the home before closing day to see if the sellers did what they promised that they would do to get the house ready (repairs, all personal items removed, etc.)
Closing Day: Closings are held at the title/escrow company or attorney’s offices. This is when the note, deed, bill and title documents are signed. When all the paperwork is executed, proceeds are released to the seller.
Summary: The Home Buying Process
There you have it, the seven steps of the home buying process! Hopefully, you now know more about each phase and feel more comfortable about the road ahead of you. Your real estate agent will be able to assist you and answer your questions through each part of the home buying timeline. What's more, your lender can also provide answers, too. With everyone working as a team, you'll be in good hands the whole way.2018-10-06T14:44:00-07:002024-03-12T06:51:45-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2991First Time Home Buyer Oregon Loan Programs<img src="https://assets.site-static.com/userfiles/1946/image/First-Time-Home-Buyer-Oregon-State.png" width="750" height="450" alt="Oregon First Time Home Buyer Programs" title="Oregon First Time Home Buyer Programs" />
First Time Home Buyer Programs in Oregon
Oregon Housing and Community Services (<a href="http://www.oregon.gov/ohcs/pages/index.aspx" title="Oregon Housing and Community Services" target="_blank">OHCS</a>) is Oregon's housing finance agency. The agency aims to help Oregonians with low or moderate incomes obtain stable and affordable housing. With those goals in mind, OHCS has two core offerings for first time home buyers: low interest rate mortgage programs and down payment assistance.
While you're here, be sure to check out the <a href="https://www.greatvancouverhomes.com/portland-or/" title="homes for sale in Portland, OR">homes for sale in Portland</a>.
Mortgage Programs
The Oregon State Bond Program (Residential Loan Program) is funded through tax-exempt mortgage revenue bonds. The state sells bonds to investors and the proceeds create a pool of money available as mortgages for consumers.
Oregon is much less aggressive than other states with first time home buyer programs. For example, their "Oregon Bond Program" is less reliable at offering consistently available funds - their programs are sometimes suspended due to insufficient capitalization. Bonds are only "periodically" issued.
Just so you know, the State of Oregon does not issue loans. Your loan actually comes from private lenders. No taxpayer money is used.
Oregon has fewer mortgage programs compared to other states. In some ways, that's potentially better since only having only two first time buyer program options makes one's choice very simple.
There are two residential loan programs are available.
Cash Advantage Mortgage Program
Cash Advantage is a program that assists borrowers who need help with their down payment. The interest rate is little higher in exchange for getting 3% of the loan amount as a gift.
Low fixed interest rate
3% cash assistance (does not have to be repaid)
Rate Advantage Mortgage Program
Rate Advantage is for borrowers who can come up with a 3% down payment on their own. By contributing your own cash, you'll get a better interest rate than the Cash Advantage program.
Lower fixed interest rate
3% down payment from borrower
Borrower and property eligibility is the same for both programs.
Loan Program Guidelines
Borrower Eligibility
Must be (or intend to be) an Oregon resident
First time home buyer (not owned and occupied a primary residence within the past three years)
Borrower gross household income cannot exceed program limits (varies by county)
Borrower must occupy the home as primary residence
No bankruptcy within past 2 years
No foreclosures in the past 5 years
Loan Limits
Loan limits vary by county
Loan limits are based on the appraised value of the property or purchase price, whichever is less
Loan Types and Term
All loans must carry Federal Housing Administration (FHA) mortgage insurance or a guarantee from United States Department of Agriculture (<a href="http://www.usda.gov/wps/portal/usda/usdahome" title="USDA" target="_blank">USDA</a>)
No prepayment penalty
Purchase only (e.g. no refinances)
Mortgages with loan to value (LTV) 80% or less do not have to carry mortgage insurance
15 or 30-year term available
Property Eligibility
Must be located in Oregon (obviously)
Anywhere in Oregon
Manufactured homes OK but must be permanently attached to acceptable foundations and located on lot owned by borrower
New home or previously owned
Condos and Planned Unit Development (PUDs) accepted
Home value must not exceed purchase price limits (varies by county)
Other Considerations
A lot of the program limitations (borrower income, home value, etc.) can be thrown out the door if you buy a home in a "targeted area" which can be located in rural counties or parts of cities.
If you sell your home within the first 9 years of ownership, you may be subject to a recapture fee. At a basic level, that means if your income is significantly higher than when you qualified for the loan, you may owe the IRS some money.
Down Payment Assistance Programs
Oregon's down payment assistance program is significantly decentralized. Meaning, there are a smattering of local non-profit agencies that handle down payment assistance, home ownerships education and counseling services.
Borrowers who complete an education course may qualify for up to $15,000 assistance for the down payment and/or closing costs. To find out more, the best approach is to contact these <a href="https://www.oregon.gov/ohcs/Pages/oregon-bond-program-down-payment-assistance.aspx" title="agency partners" target="_blank">agency partners</a> directly.
SUMMARY
When funds are available, the Oregon Bond Program is very easy to fall in love with; there are two nearly identical mortgage programs. They are pretty easy to understand. One requires very little down payment after a gift is applied and the loan carries a slightly higher interest rate. The other requires a modest 3% borrower down payment in exchange for a slightly lower interest rate.2018-10-05T11:17:00-07:002023-01-02T08:50:04-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3004Living in Washougal: Here’s What It’s Like [INSIDER’S GUIDE]<img src="https://assets.site-static.com/userfiles/1946/image/Living-in-Washougal-WA.png" width="750" height="450" alt="Living in Washougal WA" title="Living in Washougal WA" />
Thinking of moving to Washougal, Washington? Living in Washougal means people know your face even if they don’t know your name. Residents enjoy the comfort and familiarity of small-town life. It’s a welcoming community that is small enough for folks to recognize each other but big enough that there’s always someone new to meet.
What follows is a Washougal relocation guide to help folks get a sense of the area and what it’s like to live here.
Planning a move here? Search all of the <a href="https://www.greatvancouverhomes.com/washougal-wa/" title="Washougal real estate">homes for sale in Washougal</a>.
History
The Lewis & Clark expedition passed through Washougal twice, once on the way downstream in 1805 and once on the way home in 1806, stopping at Cottonwood Beach for six days to hunt game, cure meat, and gather provisions for their journey.
The origin of the name Washougal is not clear, but it is believed to be a Native American term for “rushing water.’ Early explorers referred to the prairie where town sits today as Washougally Camp.
Over the next few decades, explorers, trappers, and traders would encamp on the banks of the Columbia River near present-day Washougal. By the 1840s, a few early pioneers had squatted land, eventually claiming and taking possession of the areas they’d settled when the Donation Land Claims Act passed in 1850.
vIn the 1880s, early settlers began selling off portions of their estates (by the acres) or platting land to create town as David Parker did when he founded Parkersville on the Columbia River. In 1887, about a half mile upstream, the first few businesses opened up such as a carpenter shop, hotel, and general store in present-day Washougal. The population was 150 souls.
<img src="https://assets.site-static.com/userfiles/1946/image/Parkersville-and-Port-Marina.png" width="750" height="420" alt="Parker's Landing" title="Parker's Landing" style="display: block; margin-left: auto; margin-right: auto;" />Parker's Landing (Parkersville) Today
Washougal was incorporated in 1908. At the time, the local economy consisted of dairy farming, logging, and manufacturing at the paper mill in nearby <a href="https://www.greatvancouverhomes.com/blog/living-in-camas/" title="About Camas Washington">Camas</a>. Agriculture and paper making had always relied on local natural resources like fertile soil, dense forests, and abundant supplies of water. The Columbia River was particularly crucial for shipping goods. At the time of Washougal's incorporation, newly installed telephone, power, and railroad lines connected Washougal to the broader world at a faster clip, spurring greater economic activity.
Soon after that, the Washougal Woolen Mill (1910) opened which eventually sold to Pendleton Corporation. The Pendleton Woolen Mill produced blankets for American troops during WWI and expanded to other military gear during WWII. The mill is a thread of continuity (pun intended) between the city’s past and present day. It is still the biggest local employer.
Location of Washougal
Washougal’s location balances the benefit of small town living with closeness to big city amenities. The town is quaint and surrounding areas are rural. Because Washougal sits on the eastern edge of Clark County, it is branded as the “Gateway to the Columbia River Gorge.” The moniker lives up to the hype: homes in Washougal have ‘front row’ views of The Gorge, Columbia River, and Crown Point across the river - a basalt promontory at the top of which sits Vista House offering extraordinary, full east to west views.
However, great views and country living do not come at the cost of going without the finer things in life. With a short drive, you'll be able to watch the latest blockbuster film at a cineplex or enjoy an evening of fine dining. Nearby Portland has a vibrant arts and music scene. You'll find all the major department and big box stores just across the river, too. Getting in and out of the area for vacation and work travel is a snap via Portland International Airport (PDX).
Downtown Washougal
Between 1999 and 2009, Washougal’s population increased by more than 60 percent, from 8,595 to 13,870. That’s a fairly accelerated clip when compared to the rest of Clark County which grew by about 28 percent. In the midst of the expansion, the City of Washougal adopted a revised Comprehensive Plan (2003) to revitalize the downtown, attract new businesses, broaden the economic base, and preserve historic sites.
<img src="https://assets.site-static.com/userfiles/1946/image/Downtown-Washougal.png" width="750" height="360" alt="Downtown Washougal" title="Downtown Washougal" style="display: block; margin-left: auto; margin-right: auto;" />Downtown Washougal
The Camas-Washougal Historical Society operates <a href="http://www.2rhm.com/" title="Two Rivers Heritage Museum" target="_blank">Two Rivers Heritage Museum</a> where visitors can examine collections of textiles, hand tools, and artifacts. The museum proudly takes a multi-cultural approach to the complex history of the Lower Columbia Basin.
Grab a free <a href="http://washougalarts.org/local-art/" title="art map" target="_blank">art map</a> and take a self-guided Washougal public art tour. The city has over 30 installations of sculptures, murals, stained glass, and even dugout canoes. Objects may be historical, educational, or whimsical.
Ever wonder how wool products like shirts or blankets are made on an industrial scale? Check out the looms, dyes, and fabrics on the <a href="https://www.pendleton-usa.com/mill-tours.html" title="Pendleton Woolen Mill Tour" target="_blank">Pendleton Woolen Mill Tour</a>. When you're done, you can visit the factory store if you'd like to purchase any of their products.
Community
Reflection Plaza is the focal point of the revitalization of Downtown Washougal. It’s a community gathering spot with picnic benches, shade trees, and public art. The tower in the center of the plaza is the site of a well that provided fresh water to early settlers. Today, there are drinking fountains, one for humans and one for dogs! Locals get together each year in the plaza for the Lighted Christmas Parade and Tree Lighting.
<img src="https://assets.site-static.com/userfiles/1946/image/Reflection-Plaza.png" width="750" height="366" alt="Reflection Plaza" title="Reflection Plaza" style="display: block; margin-left: auto; margin-right: auto;" />Reflection Plaza
The <a href="http://www.fvrl.org/loc/wa" title="Washougal Community Library" target="_blank">Washougal Community Library</a>, part of the Fort Vancouver Regional Library System, is a cherished local resource not only for checking out books and periodicals but for a wide range of programming. They have story times (for preschoolers, children, and families), book clubs, workshops (from technology to gardening) and a trivia night to name just a few activities.
Food
Washougal’s growth has been a driving force for entrepreneurs to open new restaurants in town, offering more culinary variety than in the past. You can still find casual staples like burgers and beer, but newer establishments on the scene offer sushi, comfort food, and home-style brunches.
Just like the rest of the Pacific Northwest, craft beer is a standard offering in restaurants and bars. Washougal has brewpubs and taprooms, too. Coffee aficionados will love the fact that they can get third-wave espresso without trekking all the way to Portland. And, eaters with dietary restrictions will find vegan menu choices. It says a lot about the culture of the Pacific Northwest when these kinds of things – formerly just for big city dwellers - filter into small towns, too.
Parks & Recreation
No matter where you are living in Washougal, you are never far from a park, river, or trail. Getting outside and enjoying nature is easy and comes highly recommended as a way of dealing will the doldrums of the long, cloudy winters here.
In Town
The Washougal River draws locals and out-of-town visitors for its excellent fishing, kayaking, and drift boating. In the summer, crowds gather at Sandy Swimming Hole to cool off in its refreshing waters. Only non-motorized boats are allowed here, so bring your inflatables for a calming afternoon on the water.
<img src="https://assets.site-static.com/userfiles/1946/image/Sandy-Swimming-Hole.png" width="750" height="420" alt="Sandy Swimming Hole" title="Sandy Swimming Hole" style="display: block; margin-left: auto; margin-right: auto;" />Sandy Swimming Hole on the Washougal River
The section of the Columbia River near Washougal remains busy year-round. It's a major shipping lane for barges and a favorite part of the river for fishing and boating. The Port of Camas-Washougal is the widely-used access point and has a four-lane boat ramp and a 350-slip marina. The parking lot is huge and reasonably priced. The Port sits on the western edge of the city limits. Adjacent to it you will find Parker’s Landing and the Washougal Waterfront Park and Trail.
Just east of The Port, a cluster of parks and interconnecting trails follows the shores of the Columbia River. A pedestrian tunnel under Highway 14 makes it easy (and safe) for walkers, joggers, and cyclists to get between Downtown Washougal and Steamboat Landing Park. On the river side of the highway, folks can enjoy the Lewis & Clark Heritage Trail (also known as the Columbia River Dike Trail) and Captain William Clark Park which includes Cottonwood Beach, a favorite swimming spot during the summer months.
At the eastern edge of Washougal's city limit, closest from The Gorge sits Gibbons Creek Wildlife Art Trail which combines art and nature. It is a 2.8-mile trail that winds its way through Steigerwald Lake National Wildlife Refuge, a 1,049-acre sanctuary. Bird watchers and photographers flock to the area because it is a prime spot to view migratory birds, waterfowl, and turtles. The flat, easy trail takes visitors through the wetlands where they will pass installed art like steel sculptures. The sanctuary sports excellent views of Mt. Hood and Crown Point to boot.
Hathaway Park is the biggest park in Washougal (15.8 acres). It sits on the shores of the Washougal River. The boat launch is a popular access point to the water, especially for drift boats and kayaks. Only non-motorized boats are allowed this stage of the river. Amenities within the park include picnic tables, playground equipment, asphalt paths, sports fields, and a Pickleball court. Several neighborhood pocket parks dot the rest of the city.
Golfers can consider joining <a href="http://www.ohgcc.com/" title="Orchard Hills Golf and Country Club" target="_blank">Orchard Hills Golf & Country Club</a>, a private outfit in town with an 18-hole regulation course and clubhouse. For variety, golfers can drive through The Gorge to a Beacon Rock Golf Course, a fun 9-hole public course in a gorgeous natural setting. Fairway Village (Vancouver) and Camas Meadows are two more public courses just a short drive away.
<img src="https://assets.site-static.com/userfiles/1946/image/Orchard-Hills.png" width="750" height="420" alt="Orchard Hills" title="Orchard Hills" style="display: block; margin-left: auto; margin-right: auto;" />Orchard Hills Golf Club
Nearby
Just a few miles northwest of Washougal sits Lacamas Lake, a popular spot for kayaking, fishing, and boating. Motorized boats are allowed on Lacamas Lake but not on the adjacent Round Lake or Fallen Leaf Lake.
Lacamas Park sports over 300 acres of streams, dense forest, small lakes, meadows, and a network of 43 trails to explore. The park has picnic areas with tables and barbecues close to the parking lots. Most visitors venture further into the trail system by foot or on a bike. Each year in April, the park's marshy meadows are full of blooming Camas Lilies.
The Columbia River Gorge begins just beyond Washougal's eastern city limit. Some favorite spots for hikers include Cape Horn Trail and Hamilton Mountain. A moderate scramble up Beacon Rock's trail (which contains a switchback section of stairs) will result in 360-degree, unobstructed views right in the heart of The Gorge. Snowboarders and skiers make day trips to the ski areas of Mt. Hood which are about a 90-minute drive east from Washougal. Head west for about the same amount of time, and you can enjoy the Oregon or Washington coasts.
As mentioned above, while Washougal is small, it is close enough to <a href="https://www.greatvancouverhomes.com/blog/moving-to-vancouver-washington/" title="About Vancouver WA">Vancouver</a> and <a href="https://www.greatvancouverhomes.com/blog/moving-to-portland-oregon/" title="About Portland OR">Portland</a> that there's no trouble catching the latest blockbuster movie or enjoying the area’s excellent restaurants. Museums, symphonies, and theatre plays are less than a half hour away. Sport fans can attend a Major League Soccer match (Timbers or Thorns) or National Basketball Association game (Portland Trailblazers).
Washougal Events
Annual events in Washougal provide entertainment, celebration, and a way for the community to come together. Here are some of those events:
Heritage Day
October Fest
Apple Festival
Pumpkin Harvest Festival
Firefighter’s Turkey Carnival
Christmas Ships
Lighted Christmas Parade & Tree Lighting
Festival of Trees
By far, the biggest annual event takes place at the Washougal Motocross Park. Each year, the grounds host thousands of racing fans for the Washougal National, a round of the AMA Pro Motocross Championship. The park opened in 1972.
Washougal Schools
<a href="http://www.washougal.k12.wa.us/" title="Washougal School District" target="_blank">Washougal School District</a> operates the public schools in Washougal. The district comprises the following:
4 pre-K (3 to 5 years-old) schools
4 elementary schools
2 middle schools
1 high school
Washougal teachers also receive support from Washougal Schools Foundation which awards grants for innovative programs that go beyond existing classroom curriculum. Teachers create and pitch new classroom programs designed to enrich students’ educational experience. Classroom grants (or mini-grants based on the scope of the proposal) are awarded to the most promising ideas.
Employment
Manufacturing forms the backbone of Washougal’s economic base; the sector employs the most people in town. This has been the case for a long time partly because of the Port of Camas-Washougal's Industrial Park near Downtown Washougal. The Port maintains the park and the invests in projects that attract commercial tenants to maximize economic activity in the area.
<img src="https://assets.site-static.com/userfiles/1946/image/Cottonwood-Beach.png" width="750" height="420" alt="Cottonwood Beach" title="Cottonwood Beach" style="display: block; margin-left: auto; margin-right: auto;" />Cottonwood Beach Near CW Industrial Park
Forest products are well-represent in the list of major employers below. No doubt, you can look in any direction and see forests that provide the raw materials for products like decking, fencing, siding, pilings, etc.
Pendleton Woolen Mills (wool fabric)
BBA Nonwovens Washougal, Inc. (non-woven materials)
Saint-Gobain Crystal & Detectors (synthetic crystals for lasers and light emission displays)
Exterior Wood (treated wood)
Advanced Drainage Systems (plastic pipe)
Evergreen Forest Products (treated lumber)
All Weather Wood Treaters (treated lumber)
Piller Aimmco, Inc. (plastic injection molding)
Washougal also attracts people who are part of today’s remote workforce. If your career only requires an internet connection and laptop, and you like the idea of living in a small town, Washougal could be an excellent fit for you.
That’s not to say folks here don’t commute. Each work week morning, a heavy stream of cars flows down westbound Highway 14, the main artery along the Washington side of the Columbia River, heading to Camas, Vancouver, and Portland. Onramp backups of commuters looking to cross the river on the Interstate Bridge (I-5) or Glenn Jackson Memorial Bridge (I-205) into Portland are part of the deal.
More Washougal Info
Climate
In winter, temperatures in Washougal get a few degrees colder than nearby Portland and Vancouver due to the city’s position at the entrance to the Columbia River Gorge. Weather systems from Northern Canada make their way down into Eastern Washington, then push through the Gorge, finally emptying into the Lower Columbia Basin. Washougal is hit harder than other parts of the Lower Columbia Basin because the air stream is strongest near the narrow mouth of the Gorge where it sits. Suffice it to say, it’s a little windier here, too.
<img src="https://assets.site-static.com/userfiles/1946/image/Washougal-WA-Weather.png" width="750" height="362" alt="Washougal Average Temperature" title="Washougal Average Temperature" style="display: block; margin-left: auto; margin-right: auto;" />Washougal Average Temperature
In spite of the colder temperatures, Washougal does not get a lot of snow. More often, the area's roads will get icy. Expect freezing rain in late winter and early spring.
Summers here make tourists jealous that they don't live here. All the rain that falls here produces an extremely verdant environment. Green is everywhere. Mountain and territorial views are unparalleled. Activities like boating and hiking are best here during the summer. What's more, just as the weather cooperates with abundant sunshine during the summertime, the days are also much longer, giving people more time to stay outside enjoy their favorite activities.
Stats
Estimated Population: 15,750
Land Area: 5.42 square miles
Population Density: 2,905 people per square mile
Elevation: 79 feet
Washougal to Vancouver, WA: 12.5 miles
Washougal to Portland, OR: 22.9 miles
Washougal to PDX: 15.2 miles
Final Thoughts: Living in Washougal
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People move to Washougal for a variety of reasons whether it’s a job change, a new start, or just for the small-town vibe and quiet neighborhoods.
Residents love the bucolic setting, excellent territorial views, and charming downtown. Washougal has enough restaurants and amenities to remain pretty self-contained, but residents often find themselves venturing to nearby Vancouver or Portland for big shopping trips or a more extensive variety of dining and entertainment options.
For people who like to be outdoors, you’d be hard pressed to find a better place to live than Washougal. In addition to golfing and neighborhood parks, lakes, rivers, and hiking trails are merely steps away from any neighborhood.2018-09-16T09:47:00-07:002020-03-07T11:34:45-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2999Living in Camas: Here’s What It’s Like [INSIDER’S GUIDE]<img src="https://assets.site-static.com/userfiles/1946/image/moving_to_camas_wa.png" width="750" height="450" alt="Moving to Camas WA" />
Thinking of moving to Camas, Washington? Living in Camas means being part of a highly-engaged community of people who care deeply about the town and make a habit of getting together for special events. The schools are excellent and well-funded. The downtown area thrives with unique small businesses.
The history of Camas is a story of adaptation and innovation. Whenever a broad transformation in the American economy takes place, Camas responds and adapts. In the short span of a little over one hundred years, it has been a frontier town, manufacturing powerhouse, and hub of high-tech industry. Its survival and prosperity are lessons in how a town, with a little foresight and luck, can reinvent itself at every turn.
While you're here, be sure to check out the <a href="https://www.greatvancouverhomes.com/camas-wa/" title="Camas real estate">homes for sale in Camas</a>.
History of Camas
Early recorded history of Camas area is best characterized as European explorers and French-Canadian fur trappers making intermittent contact with small bands of Native Americans.
In 1792, George Vancouver sent Lieutenant William Broughton to explore the Lower Columbia Basin. Lewis & Clark first stopped here in 1805 and continued to document their findings in the Camas/Washougal area in 1806.
Fort Vancouver was built in 1824, which brought more Europeans to the area. Unfortunately, this triggered epidemics that took a massive toll on the native population from roughly 1829 to 1854.
The name Camas comes from Cammassia, a genus of plant in the asparagus family that grows on local prairies, particularly in moist meadows. The plant is both edible and delicious. French settlers at Fort Vancouver referred to the area as “la kamaas” or “la camas.”
<img src="https://assets.site-static.com/userfiles/1946/image/Camas-Lily.png" width="750" height="422" alt="Camas Lily" title="Camas Lily" style="display: block; margin-left: auto; margin-right: auto;" />A Camas Lily Near Lacamas Lake
By the mid-19th century, the most you could say about the Camas/Washougal area was that a few whites sporadically settled it. That was about to change. Henry L. Pittock, businessman and owner of The Oregonian Newspaper, was on the hunt for place near Portland to build a paper mill to supply his operations.
Pittock and his associates identified Lacamas Lake, Round Lake, Fallen Leaf Lake as abundant and stable sources of water (a big requirement for producing paper). The Camas area turned out to be a good fit for the mill site based on three key criteria:
An ample supply of lumber (plenty of that, just look in any direction and you'll see trees)
A reliable water source for manufacturing (the three lakes mentioned above)
A connected waterway for shipping (Columbia River)
In 1883, Pittock formed the LaCamas Colony Company, purchased 3,000 acres of present-day Camas, and set up the mill. This was founding the town then known as La Camas and marked the transition from frontier town to village. In 1894 the United States Postal Service dropped “La” from LaCamas so that the town would not be confused with LaCenter or LaConner.
In 1906, the city was incorporated the name Camas was officially adopted. For years, as a small act of revolution, people still addressed mail to LaCamas. Today, you can see the name Lacamas reflected (pun intended) in the names of landmarks like the lake, park, creek, and businesses like the Lacamas Credit Union.
Over the next few decades, the mill expanded its production capabilities by adding more machines, and the population of Camas grew along with it. By 1923, the Camas mill had the distinction of being the home of the world’s largest paper machine. Shipbuilding in nearby <a href="https://www.greatvancouverhomes.com/blog/moving-to-vancouver-washington/" title="Vancouver, WA">Vancouver, WA</a> during WWI and WWII (the mill manufactured parts for Liberty ships), along with the increasing worldwide demand for newsprint, drove more growth.
Camas’ next economic growth spurt (and transformation) started in the 1990s when high tech companies seeking cheap electricity (vis a vis hydroelectric power from nearby Bonneville Dam) and abundant water for manufacturing set up shop. Sharp Microelectronics, Linear Technology, and Wafertech were the result.
So far, you can see that a portion of Camas' success story was based on an abundance of natural resources: a lot of water; plenty of trees; and cheap electricity from a nearby dam built by the Works Progress Administration. The next part of the story explains where the involvement of citizens, strategic thinking, and city planners played a role.
Downtown Camas
Downtown Camas it the well-preserved commercial core centered on NE Fourth Avenue. Its known for attractive tree-lined streets and thriving locally-owned and operated businesses. The district is small, thus highly walkable. The unique character of Downtown Camas and success as a thriving shopping and social gathering spot was not always a sure bet.
In the mid 20th century, city officials, business owners, and residents recognized that they were facing an uncertain future brought about by the construction of highways and mall culture.
Businesses in Camas needed a way to retain customers who might easily drive to malls in the Portland area that had huge, free parking lots. And, they knew they needed to attract new customers who might otherwise bypass the city thanks to the emerging trend of drivers getting on highways and blowing past small towns on their way someplace bigger and presumably better.
<img src="https://assets.site-static.com/userfiles/1946/image/downtown-camas-circa-1950.jpg" width="575" height="316" alt="Downtown Camas 1950s" title="Downtown Camas 1950s" style="display: block; margin-left: auto; margin-right: auto;" />Downtown Camas Circa 1950
In 1966, a few Camasonians representing downtown businesses came up with a plan called Operation 4-Sight. They studied something called a “shopping park” concept recently pioneered in Grand Junction, Colorado. The idea was to designate a few blocks of downtown where a concentration of improvements could be made that would stave off the economically debilitating forces of modern life on small towns: the aforementioned freeways and shopping malls. Shopping parks work to attract shoppers and commerce via the following elements:
Designs that make pedestrians a priority
Parking is pushed away from the main street to side streets, but still very close-by
Angled parking increases capacity and reduces congestion
Shrubs and planters make for a pleasant, welcoming environment
Conveniently placed benches so people stick around and socialize
Foresight and cooperation led to downtown Camas' charming look and functional design. And, it worked. Downtown thrives and continues to be the heartbeat of the city. Its village-like appeal keeps commerce flowing as well as friendly interaction among its citizens. Visitors are especially welcomed. Many even come from Portland to enjoy the unique shops with a charming and relaxed atmosphere.
The City of Camas remains vigilant about keeping the downtown area attractive and functional. In fact, city planners published a carefully crafted, detail-oriented “Downtown Design Manual” that specifies the look and feel of the commercial core.
The document cover streetscape elements such as:
Landscaped frontages
Potted flowers in hanging baskets
Public art (e.g. small statues)
Themed, ornamental street lamps
The City makes a concerted effort to preserve of Downtown Camas’ aesthetic right down to the color of paint (muted) and signage allowed. Street crews never let any element of the district or its distinct visual heritage deteriorate.
<img src="https://assets.site-static.com/userfiles/1946/image/downtown-camas-768x511.jpg" width="768" height="511" alt="Downtown Camas Foliage" title="Downtown Camas Foliage" style="display: block; margin-left: auto; margin-right: auto;" />Downtown Camas Today (<a href="https://www.yelp.com/biz/camas-hotel-camas" title="Camas Hotel" target="_blank">Camas Hotel</a>)
Camas attracts many small businesses to set up shop for two principal reasons. Firstly, downtown is well-maintained and charming, thus drawing lots of foot traffic, an obvious requirement for a successful brick and mortar operation. Secondly, Camas residents’ high household income makes downtown a good fit for boutiques and lifestyle businesses that cater to consumers who have ample disposable income.
Camas Neighborhoods
Camas is built on a series of hills so no matter where you go, territorial views of mountains, lakes, or rivers (in the best places you can see all three) are common. Parts of Camas are still very rural, mainly north of downtown on State Route 500 toward Fern Prairie. No matter where you live here, nature is only steps away.
This city is spread out with several small subdivisions and enclaves, each with a distinct vibe based on the era in which the homes within them were built. The neighborhoods and homes in Camas are best characterized the following way:
Small, turn-of-the-century homes near downtown, built for mill workers when walking to work was the norm (e.g., Forest Homes Park)
Single-story, postwar and traditional homes built on the hills above downtown (e.g. Crown Park)
Mid-century homes near downtown (e.g., Evergreen Terrace)
Multi-story, contemporary and custom homes built in areas subdivided from the 1990s onward (e.g., Deer Creek, Lacamas Shores)
Neighborhoods outside the city limits (unincorporated areas of Clark County that reside within the Camas School District boundaries) follow a less predictable timeline concerning development; it has been more of an ongoing phenomenon. Small farms and homes date back to the arrival of the earliest settlers. Today, farmland and open spaces are subdivided and filled with new, custom-built or planned contemporary homes.
Community Events and Resources
Camasonians congregate downtown year-round. The city has weekly, monthly, and annual events that locals eagerly anticipate.
For example, on <a href="https://downtowncamas.com/events-and-festivals/first-fridays" title="First Fridays" target="_blank">First Fridays</a> (if you hadn’t guessed, occurs on first Friday of each month) downtown business stay open late and revelers gather for art, dining, and after-hours shopping.
The <a href="http://www.cityofcamas.us/camaspubliclibrary" title="Camas Public Library" target="_blank">Camas Public Library</a> (1923) hosts ongoing programs for kids, teens, and adults. Sign up for a class, book club, board game night, crafts workshop, or kids’ storytime. Be sure to check out the art gallery upstairs, aptly named the Second Story Gallery (also open on First Fridays).
<img src="https://assets.site-static.com/userfiles/1946/image/camas-library.jpg" width="740" height="300" alt="Camas Public Library" title="Camas Public Library" style="display: block; margin-left: auto; margin-right: auto;" />Camas Public Library
Right next to the library, every Wednesday from June to October, <a href="http://camasfarmersmarket.org/" title="Camas Farmers Market" target="_blank">Camas Farmers Market</a> brings farmers and Camasonians together. Peruse the stalls and pick up some flowers, natural products, fresh produce, and prepared foods.
The biggest community celebration occurs each summer during Camas Days, a weekend celebration organized by the Camas/Washougal Chamber of Commerce. The parade, street vendors, and evening beer garden with live entertainment pack the downtown each year.
Speaking of beer, one thing is sure: in Camas, you're never far from locally-brewed and/or premium craft beer. Beer is a thing in the Northwest. Even the historic <a href="http://www.camasliberty.com/" title="Liberty Theatre" target="_blank">Liberty Theatre</a> (1927) serves craft beer and wine to movie-goers. Local brewpubs, bars, and restaurants serve dishes in a wide range of ethnic styles and culinary influences. Regardless of the style of food served, the odds of the establishment having craft beer on tap is extremely high.
Camas’ proximity to <a href="https://www.greatvancouverhomes.com/blog/moving-to-portland-oregon/" title="Portland, OR" target="_blank">Portland, OR</a> makes it easy to take in a world class play or a concert at the Oregon Symphony. Day trips to Portland with kids can include trips to Oregon Museum of Science (OMSI), Oregon Zoo, or the Portland Children’s Museum. The Portland International Airport (PDX) is particularly convenient for frequent business travelers; it’s only 12.4 miles away, just across the river.
Parks and Recreation
Spending time outdoors is a big part of life in the Northwest. Folks living in Camas have a ton of ways to enjoy nature without leaving town or even more activities just a short drive away.
In Town
Due north of Downtown Camas sits a tight cluster of lakes: Lacamas Lake; Round Lake; and Fallen Leaf Lake. Fishing and small boats are allowed on any lake. Power boats, water skiing, and watercraft are permitted on the largest of them, Lacamas Lake. You can bring your stand-up paddleboard (SUP) or kayak (or rent them) to enjoy some quality time and exercise on the water.
<img src="https://assets.site-static.com/userfiles/1946/image/lacamas-lake-kayaking-768x576.jpg" width="768" height="576" alt="Lacamas Lake" title="Lacamas Lake" style="display: block; margin-left: auto; margin-right: auto;" />Kayaking on Lacamas Lake (<a href="https://www.yelp.com//user_details?userid=4llwVVDnBkjDFx_3tHhLiw" title="Lacamas Lake - Scott G" target="_blank">Scott G.</a>)
Two excellent parks are situated near the lakes.
<a href="https://www.clark.wa.gov/public-works/lacamas-regional-park" title="Lacamas Park" target="_blank">Lacamas Park</a> sits on 312 acres and has 9.5 miles of trails. Picnic tables, play equipment, restrooms, and barbecue grills are located near the small parking lot.
From the parking lot, head south on Lacamas Creek Trail to visit the Camas Lilly Fields, a particularly colorful spot when lilies bloom in mid-April. The trail is excellent for walking, biking, and jogging. During the summer, swimmers can enjoy the area’s potholes, small but deep pools that form in the riverbed from erosion.
<a href="http://www.cityofcamas.us/index.php/parksfacilities/parkslocate/101-parkscategory/300-heritagepark" title="Heritage Park" target="_blank">Heritage Park</a> sits at the southern point of Lacamas Lake. There's a two-lane boat launch, and the parking lot here is much bigger with spaces for vehicles and trailers. Picnic tables, restrooms, a floating dock, and a huge grassy area make it a great base of operations for a day of fun.
Louis Bloch Park (1940) is one of the nicest youth baseball parks in America. The 3.85-acre park (like a few others in town) was gifted to the city by Crown Zellerbach Corporation. It’s a longtime host to state-wide and regions Babe Ruth tournaments. Teams from as far as Canada come each summer to compete.
Several smaller pocket and sports parks dot the city from edge to edge. You’re never far from a place to let your dog run, enjoy a game of basketball or soccer, or flat out getting the kids out of the house for some exercise on play equipment.
<a href="http://www.camasmeadows.com/" title="Camas Meadows Golf Club" target="_blank">Camas Meadows Golf Club</a> is a public, 18-hole championship course abutting the northwest corner of Lacamas Lake. The offer Men’s and Ladies’s Clubs as well as a youth program. If you’re a golfer who enjoy some variety, check out nearby Fairway Village Golf Course (Vancouver) and Orchard Hills Golf Club (Washougal).
Nearby
Skiers and snowboards are just 90 minutes from the lifts on Mt. Hood at either Timberline Lodge or Mt. Hood Meadows. For experienced skiers and riders as well as beginners, Meadows is larger and offers more challenging terrain.
<img src="https://assets.site-static.com/userfiles/1946/image/mount-hood-and-field.jpg" width="750" height="432" alt="Mt. Hood" title="Mt. Hood" style="display: block; margin-left: auto; margin-right: auto;" />Mt. Hood
The Columbia River Gorge offers many hiking trails on both sides of the river. Some hikes are moderate and some are quite challenging. Anyone willing to climb to the peak of a trail is rewarded with panoramic, breathtaking views.
Clark County is becoming recognized for its viticulture. You can visit the winery tasting rooms nearby. Day trips to nearby Willamette Valley are also worthwhile. The region's climate and soil are similar to Burgundy France; no wonder the wines produced here earn international awards.
In about 90 minutes, you can drive to the Oregon or Washington Coast. On summer days, you can enjoy the beach or a round of golf. Winter getaways might include a tour of the Tillamook Cheese Factory.v
Schools in Camas
<a href="http://www.camas.wednet.edu/" title="Camas School District" target="_blank">Camas School District</a> operates the public schools in Camas. The district has a stellar reputation that they can back it up: its schools routinely receive state and national awards.v
Individual school buildings have earned the Washington Achievement Award from the Office of Superintendent of Publish Instruction (OSPI). U.S. News & World Report rank Camas High School as a "Top 20" high school in Washington State.
If you’re living in Camas and have kids, you’ll be sending them to some of the best schools in the state.
The district comprises the following:
4 Preschools
6 Elementary Schools
3 Middle Schools
3 High Schools
Employment
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Manufacturing is in Camas’ DNA. It was a longtime, one-company town where papermaking was the chief means of living for thousands of Camasonians over several generations.
Since the early 1990s, the industrial base in Camas simultaneously diversified and grew more sophisticated. Several modern manufacturing and high-tech firms moved their headquarters here or set up additional facilities here. It is also home to a financial services juggernaut. Here’s a list of a few big names:
Georgia Pacific
Fisher Investments
WaferTech
Underwriters Laboratories (UL)
Fuel Medical
Landa
Analog Devices
Furuno USA
There’s also a thread of independence that runs through the local economy. Camas is teaming with small, locally-owned businesses. And, Camas has become an ideal location for remote workers or self-employed professionals who only need a laptop and a decent internet connection to do their work.
More Camas Info
Climate
Like the rest of the Pacific Northwest, Camas has a long rainy season from late fall to late spring (Oct. to June). However, the microclimate in the Camas area is a little different than the rest of the region because of its proximity to the Columbia River Gorge.
On a typical fall or spring morning, fog settles over the Columbia River and pushes into the nearby low-lying areas of Camas, but it typically burns off by midday.
<img src="https://assets.site-static.com/userfiles/1946/image/Fog-Burnoff-in-Camas.png" width="750" height="563" alt="Fog in Camas" title="Fog in Camas" style="display: block; margin-left: auto; margin-right: auto;" />Morning fog (top) over the Columbia River near Camas burns off by mid-day (bottom)
In winter, Camas gets blasts of cold air that originate in Canada, make their way down to Eastern Washington, sweep through the Columbia River Gorge, and empty into East Clark County. Camas and nearby <a href="https://www.greatvancouverhomes.com/blog/living-in-washougal/" title="Washougal">Washougal</a> bear the brunt of it.
The colder air here means Camas typically gets more snow than other cities in Clark County. For sure, the roads can get very icy, especially on bridges. Freezing rain is not uncommon, particularly in early spring.
Quick Facts
Estimated Population: 22,000
Land Area: 13.49 square miles
Population Density: 1,630 people per square mile
Zip Code: 98607
Elevation: 75 feet
Living in Camas: Final Thoughts
Camas is a thriving small town that has transformed itself over the years and kept pace with broader economic changes in the American economy. It is home to manufacturing, but it is also a high-tech hub.
Resources like a modern public library and regular events like the farmers market and Camas Days help keep the city a close-knit community. Excellent schools, vibrant downtown, friendly people, and gorgeous natural surroundings make the quality of life here hard to beat.2018-08-29T16:45:00-07:002023-05-08T09:18:32-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3005Moving to Vancouver, WA? Here’s What It’s Like [INSIDER’S GUIDE]<img src="https://assets.site-static.com/userfiles/1946/image/moving-to-vancouver-washington.png" width="750" height="450" alt="Moving to Vancouver WA" title="Moving to Vancouver WA" />
Living in Vancouver, Washington means having one foot in the country and the other in suburbia. Vancouver is the fourth largest city in Washington State and part of the Portland, Oregon Metro Area. Yet rivers, foothills, and mountains of the Cascade Range dominate the visual landscape. You’ll feel like a part of civilization but live only a short drive from backcountry wilderness.
If you’re moving to Vancouver from somewhere outside the Pacific Northwest, living here might require a few small adjustments. Homes here are probably cheaper than the place from which you are moving. There’s a good chance your quality of life will improve (especially if you love the outdoors). But, you will need to endure long, gray winters to reap those benefits; perhaps a small price to pay for all the upside.
Planning a move to The Couve? Search all of the <a href="https://www.greatvancouverhomes.com/vancouver-wa/" title="Vancouver WA homes">homes for sale in Vancouver</a>.
If you’re thinking of moving to the area, be sure to check out two additional resources on Great Vancouver Homes: an article similar to one you’re reading now about <a href="https://www.greatvancouverhomes.com/blog/moving-to-portland-oregon/">moving to Portland, OR</a> and all the <a href="https://www.greatvancouverhomes.com/portland-or/">homes for sale in Portland</a>.
Vancouver History
1775 marked the first recorded contact between Europeans and Native Americans in Vancouver. That did not bode well for the native peoples; the introduction of smallpox wiped out most (but not all) of the native population by the time the Lewis & Clark expedition reached the region in 1806.
In 1824, Hudson’s Bay Company established the fur trading post of Fort Vancouver. The fort was a busy economic hub for the remaining first peoples (who for a very long time operated elaborate bartering and trading systems among tribes) and a mix of newcomers: French-Canadian; Scot; and English to name a few. By the 1840s, the fort was the largest population center on the west coast of North America and the most important outpost on the frontier. In a response to increasing tension between indigenous people and settlers, the United States set its first Army base just above Fort Vancouver in 1849. The city was incorporated shortly thereafter in 1857.
<img src="https://assets.site-static.com/userfiles/1946/image/fort-vancouver.jpg" width="750" height="500" alt="Fort Vancouver" title="Fort Vancouver" style="display: block; margin-left: auto; margin-right: auto;" />Fort Vancouver National Historic Site + Mt. Hood in the Distance
Interesting Fact: You can tell which groups settled parts of Vancouver and Southwest Washington by the names given to certain locations. French-speaking pioneers used the term prairie and English-speakers used the term plain to describe flat, open areas. Thus, we have the names Brush Prairie and Fern Prairie where French settlers did the naming and Mill Plain and Fourth Plain where English settlers did the same. That’s some inside ball right there; most locals don’t know this. You can establish some street cred right off the bat by popping this bit of trivia into a well-timed moment of a conversation.
Did you know Civil War general and U.S. President Ulysses S. Grant was quartermaster for fifteen months (1852-53) at the Vancouver Barracks? Another notable military figure and future Nobel Peace Prize recipient George C. Marshall also served here.
In the early 20th century, Vancouver’s shipyards were a major source of jobs, including ship building efforts for WWI. Even with the strategic importance of the area, Vancouver had not yet become a modern city. In fact, that didn’t occur until the construction of the Interstate Bridge in 1917, two years before the end of the Great War. Prior to that, traveling between Vancouver and Portland required passage by ferry.
Everything changed a generation later. Vancouver quickly quadrupled its population when ship building activity spiked for the war effort during WWII. You could hardly find a better place for it; Vancouver already had a shipyard and benefitted from cheap hydroelectric power produced from recently-completed and nearby Bonneville Dam, a Works Progress Administration (WPA) project. After the attack on Pearl Harbor, Henry Kaiser opened another shipyard in Vancouver (one of many he owned on the West Coast).
Vancouver, WA Weather
Gray skies and precipitation play significant roles in Northwest culture. This is the birthplace of grunge music, after all, and outdoorsy, book reading, craft beer quaffing hipsters are the norm.
It rains here. A lot.
If you didn’t grow up in the Pacific Northwest and don’t hail from a place that can sustain three months in-a-row of overcast skies and rain, moving to Vancouver will be a formative experience in your understanding of how meteorological forces of nature work on the human psyche.
Fall
In the late fall, when the leaves turn, the hillsides around town are a patchwork of orange, brown, and reddish hues. It lasts for a few weeks before they are blown to the ground. If you pay close attention, you’ll notice that fall has a bittersweet, mulchy smell of lightly decomposing leaves. The change of seasons here is visceral.
<img src="https://assets.site-static.com/userfiles/1946/image/mt-hood-in-fall.png" width="750" height="400" alt="Mt. Hood in the Fall" title="Mt. Hood in the Fall" style="display: block; margin-left: auto; margin-right: auto;" />Cascade Foothills and Mt. Hood in the Fall
Winter
On clear winter days, Mt. Hood gleams bright white from freshly fallen snow. The foothills of the Cascade Mountains also shimmer in the sun after a dusting of the white stuff, too. While it snows often in the surrounding foothills, snow within Vancouver is infrequent and generally no more than a nuisance. About once per decade, a foot or more will accumulate.
Spring
Here’s the good news: when the rain subsides – sometime around June – you will be richly rewarded. All that rain that comes down during the fall, winter, and spring creates a very verdant landscape. Green is everywhere and in large proportions. Trees here grow tall. You might even buy a home with a 200-foot-tall Douglas Fir tree in your front yard.
Summer
The summers here are amazing. While the conifers remain green year-round, the deciduous trees add another layered canopy to the forested areas when in bloom. Meaning, summers here are even greener.
What’s more, summer days are much longer because of Vancouver’s latitude which is slightly higher than 45° North (halfway between the Equator and North Pole). There are more than enough daylight hours to enjoy the warm weather. Summers here are mild compared to many other places in the United States. Temperatures rarely pop above 100°F.
Vancouver Weather – Annual Averages
Vancouver, Washington's climate is mild. According to <a href="https://www.usclimatedata.com/climate/vancouver/washington/united-states/uswa0468" title="U.S. Climate Data" target="_blank">U.S. Climate Data</a>, the annual average high temperature is 62.1°F and the annual average low temperature is 41.8°F.
<img src="https://assets.site-static.com/userfiles/1946/image/Vancouver-WA-Temperatures-and-Precipitation.png" width="750" height="362" alt="Vancouver WA Temperatures and Rainfall" title="Vancouver WA Temperatures and Rainfall" style="display: block; margin-left: auto; margin-right: auto;" />Vancouver Rainfall + Temperatures (<a href="https://weather.com/weather/monthly/l/USWA0468:1:US" title="Weather.com">Weather.com</a>)
As mentioned, living in Vancouver, Washington means enduring a lot of rain and cloudy skies from October to the end of May and even parts of the summer. Vancouver averages 41.67 inches of rainfall each year. That's less than Houston, but rain there tends to come in heavy bursts. Here, rain will slowly drizzle for several days in a row. Nearby <a href="https://www.greatvancouverhomes.com/blog/living-in-camas/" title="About Camas Washington">Camas</a> and <a href="https://www.greatvancouverhomes.com/blog/living-in-washougal/" title="About Washougal WA">Washougal</a>, which are closer to the mouth of the Columbia River Gorge, get a tad more wind.
Vancouver Lifestyle
The trick to living in Vancouver, WA -- or anyplace that gets this much rain -- is to stay busy. Most folks suggest the best way to deal with the climate here is to get out and into it. Not surprisingly, that’s what a lot of people do. It works. Waterproof jackets with hoods are essential and umbrella sales soar.
Outdoor Adventures
The cliché is true: people in the Northwest tend to be outdoorsy. In winter, skiers and snowboarders drive to nearby Mt. Hood for a day of snowy fun. For something closer, hiking among the many trails in the Columbia River Gorge or Cascade Range foothills. Anytime you reach a ridge, you’re bound to be rewarded with sweeping views.
In summer, sunny skies and warmer weather open up a bevy of recreational options. Hit the Columbia River, Vancouver Lake, Lacamas Lake, or Washougal River for boating, fishing, or swimming.
Vancouver has eight 18-hole golf courses and more in surrounding cities and counties. Courses here are known for their lush, green fairways. For quick practice, there are also several 3-par courses in town.
Mt. St. Helens is open to climbers (with reservations) from late spring to early fall and is a non-technical climb. With some food, water, and a reasonable level of fitness, you can climb to the crater rim and look down into the heart of a volcano.
<img src="https://assets.site-static.com/userfiles/1946/image/Mt-St-Helens-Hike.png" width="750" height="204" alt="Rim of Mt. St. Helens" title="Rim of Mt. St. Helens" style="display: block; margin-left: auto; margin-right: auto;" />A Panoramic View from the Rim of Mt. St. Helens
The Oregon and Washington Coasts are roughly 100 miles away, perfect for day and weekend getaways.
The <a href="https://www.cityofvancouver.us/parksrec" title="Vancouver Parks & Recreation Department" target="_blank">Vancouver Parks & Recreation Department</a> operates several community and neighborhood parks, sports fields, trails, and natural areas. There are 113 parks (76 developed) and 20 miles of trails. Soccer is big in Vancouver; every weekend the city’s parks are filled with youth games and most weeknights you will find adult leagues bashing the ball around the fields. Adult softball leagues are another popular activity in the summer.
Indoor Adventures
If you generally prefer staying inside or are just looking for something to do when the weather is too brutal, you still have plenty of options.
In addition to managing parks and outdoor recreational facilities, Vancouver Parks & Rec also operates community centers and pools, including:
Firstenburg Community Center - climbing wall, fitness classes, gyms, and pool
Marshall Center - gym, fitness classes, and pool
Luepke Community Center - a center where folks “50 years-old and better” can participate in classes, card games, dancing mahjong, a book club, and more.
Vancouver Tennis Center – private lessons, group lessons, leagues, tournaments
If you're in the mood for something a little more 'low key' perhaps a better bet is to crawl under a blanket and start reading from your stash of books, ebooks, and periodicals you borrowed from the <a href="http://www.fvrl.org/loc/va" title="Vancouver Community Library" target="_blank">Vancouver Community Library</a> (the main branch of Fort Vancouver Regional Libraries). Or, pay them a visit in person. The recently-built (2011) 83,000-square-foot library is the second largest in the Portland Metro Area. It is a beautifully designed modern building crafted from glass, wood, and concrete.
<img src="https://assets.site-static.com/userfiles/1946/image/vancouver-community-library.jpg" width="1024" height="256" alt="Ft. Vancouver Regional Library" title="Ft. Vancouver Regional Library" style="display: block; margin-left: auto; margin-right: auto;" />Ft. Vancouver Regional Library
America’s favorite indoor pastime, shopping, comes with a twist in Southwest Washington. Residents here tend to buy big ticket items across the Columbia River in Portland because Oregon does not have a sales tax. Technically, Washingtonians who purchase goods in Oregon are required to report and pay state taxes on those transactions. But no one does and this rule is not enforced. However, that is not the case with car license tabs. While living in Vancouver, your car must have Washington State licensure or you could face a major fine. What’s more, Washington does not impose an income tax, so earning income in Vancouver and spending it in Portland is packs a one-two punch in terms of purchasing power.
Wine tours are another way to stay busy when staying indoors. You can take a wine tours anytime, but during the holiday season is best; it’s a great way to get together with friends and family for a fun day trip. Thanksgiving weekend is a particularly good time to visit wineries and tasting rooms, many of which serve snacks that weekend that they would not normally have on hand for visitors.
Nightlife
Clearly the nightlife in Vancouver is not going to be mind-blowing. Portland has a few clubs that are a tad hipper and more urban, but it still pales in comparison to a major metropolis. If you need a high level of stimulus, you can grab a flight to L.A. or a red eye to N.Y.C. The Portland Airport is just across the Columbia River.
The scene in Vancouver is laid-back and often revolves hanging out with friends, sipping wine, and quaffing beer at local pubs and taprooms.
Music
The <a href="https://www.cityofvancouver.us/parksrec/page/summer-concert-series" title="Summer Concert Series" target="_blank">Summer Concert Series</a> at Esther Short Park has three concerts programs that run from July to August during the dog days of summer. The Six to Sunset Concert Series runs on Thursday evenings. The Noon Concert Series is live on Wednesdays at noon. Lastly, the Sunday Sounds Concert Series runs on Sunday evenings.
For three days every August, the <a href="https://www.vancouverwinejazz.com/" title="Vancouver Jazz & Wine Festival" target="_blank">Vancouver Jazz & Wine Festival</a> presents world-class jazz artists and music legends. The lineup is always eclectic and includes blues, gospel, contemporary jazz, and many other styles.
<img src="https://assets.site-static.com/userfiles/1946/image/vancouver-wind-and-jazz-festival.jpg" width="750" height="500" alt="Vancouver Jazz & Wine Festival" title="Vancouver Jazz & Wine Festival" style="display: block; margin-left: auto; margin-right: auto;" />Vancouver Jazz & Wine Festival (Image: <a href="https://www.yelp.com/user_details?userid=hOMugUAhPE3JxhKKFnykFg" target="_blank">Ruby V.</a>)
The <a href="https://www.sunlightsupplyamphitheater.com/" title="Sunlight Supply Amphitheater" target="_blank">Sunlight Supply Amphitheater</a> hosts national artists who play in an outdoor theater next to the Clark County Event Center at the Fairgrounds.
The Food Scene
The food scene in Vancouver matured significantly since the 1990s (not coincidently due to the surge in people moving to the area from other cities and states).
More restaurants than ever in Vancouver create contemporary culinary offerings at high, medium, and low price points. What’s more, ethnic food choices have also swelled, widening the selection of styles and tastes available in the area.
By far the biggest category of restaurants in Vancouver are casual eateries and hang out spots that serve craft beer. They are everywhere and new establishments open with great frequency. The number of brewpubs per capita seems a little excessive; one could easily be led to believe we are close to a tipping point where the supply of craft beer exceeds the demand. Only time will tell.
A step above beer and brewpub fare are many mid-range dining options. For more upscale fine dining, a trip to Portland will be necessary, a small price to pay for some outstanding culinary choices.
The only beverage more popular than beer in Vancouver is coffee. Vancouver is soaked in coffee culture as much as any other city in the Northwest. For either beverage, true aficionados always seek the highest quality of craft beer or third-wave espresso respectively. On any given day, a pretty decent chunk of denizens here cycle through two mildly mind-altering substances: caffeine by day, alcohol by night.
<img src="https://assets.site-static.com/userfiles/1946/image/vancouver-wa-brew-pubs.jpg" width="750" height="563" alt="Sampling Beer at McMenamins" title="Sampling Beer at McMenamins" style="display: block; margin-left: auto; margin-right: auto;" />Sampling Beer at McMenamins (Image: <a href="https://www.yelp.com/user_details?userid=AbMjnKOwg736fcIu8apuyQ" target="_blank">Micheal S.</a>)
Since 1990, the <a href="https://www.vancouverfarmersmarket.com/" title="Vancouver Farmers Market" target="_blank">Vancouver Farmers Market</a> has been a part of the whole foods movement, offering farm fresh produce, prepared foods, and artisanal goods to the city’s hungry masses. Once a humble operation downtown, the market now sports three locations, open from spring to fall each year:
Downtown Market (Saturdays and Sundays) – 6th & Esther Street, Downtown Vancouver
East Vancouver Farmers Market (Thursdays) – 1300 Franklin Street, Vancouver
Franklin Street Farmers Market (Wednesdays) – 17701 SE Mill Plain Blvd, Vancouver
<img src="https://assets.site-static.com/userfiles/1946/image/vancouver-wa-farmers-market.jpg" width="1000" height="750" alt="Downtown Vancouver WA Farmers Market" title="Downtown Vancouver WA Farmers Market" style="display: block; margin-left: auto; margin-right: auto;" />Downtown Vancouver WA Farmers Market (Image: <a href="https://www.yelp.com/user_details?userid=v254a6J9Gyb3Uth8ne53SA" target="_blank">Shawn T.</a>)
Working in Vancouver
Moving here for a job? Search all <a href="https://www.greatvancouverhomes.com/vancouver-wa/" title="Vancouver WA real estate">Vancouver real estate</a>.
Vancouver’s population growth is fueled, in part, by changes to the American economy, specifically the remote workforce. Many professional jobs today only require a computer and decent broadband connection. Once bound to company headquarters in big cities, white-collar workers can now live anywhere they choose.
Clark County is a direct beneficiary of this trend; it attracts remote workers, freelancers, and small business who can freely choose a place to live based on the quality of life. Folks moving here can start their hunt for a home by picking a location closest to the amenities that matter most by using our <a href="https://www.greatvancouverhomes.com/communities/vancouver-neighborhoods/" title="Vancouver neighborhood map">Vancouver neighborhood map</a>. What's more, we have a resource that describes the <a href="https://www.greatvancouverhomes.com/blog/vancouver-washington-neighborhoods/" title="best neighborhoods">best neighborhoods</a> in Vancouver based on lifestyle preferences (quiet living out in the country, closer to the action downtown, small charming towns, established neighborhoods, etc.)
That said, a lot of people are still part of the traditional place-bound employment picture. The largest private employers in Vancouver, WA are:
PeaceHealth
Legacy Salmon Creek Medical Center
Fred Meyer Stores
The Vancouver Clinic
WaferTech
SEH America
Dick Hannah Car Dealerships
BNSF Railway
Banfield Pet Hospital Headquarters
Frito-Lay
Columbia Machine
Nautilus, Inc.
Some people living in Vancouver commute to Portland for work. In fact, thirty-four percent of residents work out of state. The largest employers across the river include Intel, Providence Health & Services, Oregon Health & Science University (OHSU), Legacy Health, and Nike.
Vancouver, WA Schools
Public schools in Vancouver, WA are operated by two school districts. Vancouver is also home to one community college and one university.
Vancouver School District
The <a href="https://vansd.org/" title="Vancouver School District" target="_blank">Vancouver School District</a> boundaries extend from the Downtown Vancouver Area and reach a few miles north as well as neighborhoods to the east, almost as far as the 205 Freeway. It serves 24,000 students in:
21 elementary schools
6 middle schools
5 high schools
5 arts, tech, adult, and specialized schools
Evergreen School District
<a href="http://www.evergreenps.org/" title="Evergreen School District" target="_blank">Evergreen School District</a> sits between the Vancouver and Camas School Districts. Serving 27,000 students, it is one of the fastest-growing districts in the state and fifth largest. ESD operates:
21 elementary schools
6 middle schools
8 high schools
5 alternative schools
Clark College
Founded in 1933, <a href="http://www.clark.edu/" title="Clark College" target="_blank">Clark College</a> started as a private two-year college, then converted to a public institution in 1958, and later incorporated into the statewide community college system in 1967. In 2014, Clark offered its first four-year degree program. There are 12,804 enrolled.
Clark College is home to Washington State’s largest Running Start program which allows academically motivated high school juniors and seniors to take college courses. Students simultaneously high school and college credit, culminating in an associate’s degree and accelerating their timeline to earn a bachelor’s degree. Graduates of the program enter four-year universities as a third-year student. 2,433 Running Start students attend.
WSU Vancouver
<a href="https://www.vancouver.wsu.edu/" title="Washington State University Vancouver" target="_blank">Washington State University Vancouver</a> began as an extension campus in 1989 and transitioned to a full four-year university in 2006. WSU Vancouver offers bachelor’s, master’s, and doctorate degrees. 3,500 students attend and take coursework in 40 fields of study.
<img src="https://assets.site-static.com/userfiles/1946/image/wsu-vancouver.jpg" width="750" height="453" alt="WSU Vancouver Campus" title="WSU Vancouver" style="display: block; margin-left: auto; margin-right: auto;" />WSU Vancouver Campus + Mt. St. Helens
Annual Events in Vancouver
There's something going on every week and weekend in Vancouver. Keeping busy and entertained is easy from small gatherings to big events. Did you know the Vancouver Wine and Jazz Festival is the largest jazz festival in the Pacific Northwest (13,500 visitors)? Here are some of the big, annual events that locals look forward to with much anticipation:
<a href="http://www.clarkcofair.com/" title="Clark County Fair" target="_blank">Clark County Fair</a>
<a href="https://www.thehistorictrust.org/calendar/vancouvers-fireworks-spectacular/" title="Vancouver’s Fireworks Spectacular" target="_blank">Vancouver’s Fireworks Spectacular</a> (4th of July)
<a href="https://www.vancouverwinejazz.com/" title="Vancouver Jazz & Wine Festival" target="_blank">Vancouver Jazz & Wine Festival</a>
<a href="https://recycledartsfestival.com/" title="Recycled Arts Festival" target="_blank">Recycled Arts Festival</a>
<a href="http://vancouverbrewfest.com/" title="Vancouver Brewfest" target="_blank">Vancouver Brewfest</a>
<a href="https://www.visitvancouverusa.com/dinethecouve/" title="Dine the Couve" target="_blank">Dine the Couve</a>
<a href="http://rotaryfestivaloftrees.org/" title="Community Tree Lighting" target="_blank">Community Tree Lighting</a>
<a href="http://hawaiianfestivalpnw.com/" title="3 Days of Aloha" target="_blank">3 Days of Aloha</a>
Interesting Facts About Vancouver
Nicknames: Vantucky, The Couve, Vantersdam
Pearson Field is one of the oldest operating airfields and is the only airport in the United States that operates entirely within the boundaries of a national historic reserve.
The world's first transpolar flight took place in 1937 and its pilot, Valery Chkalov, landed at Pearson Field in Vancouver, stopping short of his planned destination, Oakland, CA. Vancouver made the history books by happenstance: an aircraft fuel shortage.
For a brief period (1859-60), Vancouver was the capital of the Washington Territory
<a href="https://www.cityofvancouver.us/parksrec/page/old-apple-tree-park" title="Vancouver’s Old Apple Tree" target="_blank">Vancouver’s Old Apple Tree</a> was planted in 1826 and is thought to be the oldest in Washington. It is regarded as the matriarch of the state’s apple industry.
Stats
Estimated Population: 185,000
Land Area: 51.84 square miles
Population Density: 3,569 people per square mile
Elevation: 171 feet
Downtown Vancouver to PDX: 12 miles
Downtown Vancouver to Downtown Portland: 8.7 miles
Final Thoughts: Moving to Vancouver, Washington
Living in Vancouver Washington is a perfect fit for people who love outdoor adventures and the relatively slower pace of suburbia. Vancouver has enough art, culture, music, food, and civic engagement to generally keep one satisfied, but it is also only a short drive from slightly more urban intensity in nearby Portland - say, when you need to take a theatre play, symphony, or visit a big museum.
If you can hack long stretches of cloudy days and rain, you’ll feel quite at home in Vancouver. One thing is sure: the vistas in town are breathtaking when the sun comes out. Especially in late fall and winter. Just when you’re losing your mind, a break in the clouds will pull back the curtains on snow-capped foothills, neatly patterned by dusted Doug Fir trees. The sight of the Mt. Hood and. Mt. St. Helens in the distance will pull you from your slumber, if only for a short while.2018-08-19T10:51:00-07:002021-01-05T16:04:49-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:2994First Time Home Buyer Washington State Loan Programs<img src="https://assets.site-static.com/userfiles/1946/image/first-time-home-buyer-washington-state.png" width="750" height="450" alt="First Time Homebuyer Washington State" title="First Time Homebuyer Washington State" />
Washington State First Time Homebuyer Programs
The Washington State Housing Finance Commission (<a href="http://www.wshfc.org/" title="WSHFC" target="_blank">WSHFC</a>) offers low-interest mortgage programs, down payment assistance and homebuyer education courses. WSHFC was established in 1983 to help Washington first time home buyers. WSHFC doesn't lend money to people nor does it run its operations from taxpayer money. Private lenders make the loans and the Commission is entirely self-sustaining.
If you want to take advantage of first time home buyer programs in Washington State, here are the basic steps:
Education: All borrowers must first attend a free homebuyer education seminar. Seminars cover the steps of the home buying process.
Loan Pre-Approval: After participating in the seminar, a lender can pre-approve you for a loan. The pre-approval will guide your decision process for selecting a home; you'll know what mortgage program you'll use and how much <a href="https://www.rubyhome.com/blog/salary-to-buy-a-house/" title="home you can afford">home you can afford</a>. Both will make home shopping more efficient and hassle-free.
Shop for Home: Once pre-approved, it's time to shop for a home. When you find one you like, a Realtor can help you structure a deal and make and offer.
That's the high-level overview of what it takes to get a new house in Washington State.
What follows in the rest of this article is a focus on first time home buyer mortgage and downpayment assistance programs in Washington.
While you're here, be sure to check out <a href="https://www.greatvancouverhomes.com/vancouver-wa/" title="homes for sale in Vancouver, WA">homes for sale in Vancouver</a>.
Education Requirement
As mentioned, all of the Washington State home buyer programs require borrowers to attend a free Home Buyer Education (HBED) Seminar. The seminar is not a sales pitch, rather it's purely an educational course taught by volunteers. In fact it's pretty interesting and only takes 5 hours of your time. You'll learn about the <a href="https://www.greatvancouverhomes.com/blog/home-buying-process/" title="home buying process" target="_blank">home buying process</a> and the role of lenders and real estate agents.
Who must attend? All parties who will sign the Deed of Trust must attend. When it's finished, each attendee gets a certificate, good for two years. This is mandatory for all programs (mortgage and down payment assistance).
Seminars are free and available in English and Spanish. They are offered in several cities <a href="http://www.wshfc.org/buyers/schedule.htm" title="all over the state of WA">all over the state</a>. There's also an option to take the course online. The online course option costs $50 and registration is available at <a href="http://www.ehomeamerica.org/wshfc" title="eHome America" target="_blank">eHome America's site</a>.
Mortgage Loan Programs
Home Advantage First Mortgage Program
Home Advantage is a first mortgage program, but that doesn't mean it's for first-time buyers. In this case "first" refers to the lien position, or how loans fit together when there's more than one taken out on a property.
The Home Advantage program helps borrowers qualify for a larger mortgage and finance up to 97% of the home's appraised value or purchase price (whichever is less). WSHFC sets below-market interest rates. Underwriting criteria is flexible and one could even say quite accommodating.
Borrower Eligibility
Income must not exceed current WSHFC limits ($145,000)
Does not have to be a first-time homebuyer
Credit score must meet current requirements (620 minimum)
No 30-day late payments
Debt to income ratio (DTI) must meet current requirements (45%)
Must occupy the property within 60 days of loan closing it must be the borrower’s primary residence (i.e. cannot be rented out home or second home)
Co-signors are allowed
Property Requirements
Only for single-family residences in Washington State
Must be a single-family home, town home, condo and in some cases a manufactured home
Property must comply with FHA, VA, Fannie Mae or USDA Rural Development guidelines
Appraisals must also comply with FHA, VA, Fannie Mae or USDA Rural Development
All properties must undergo an inspection
Energy Spark Home Loan
Utility bills are less often discussed cost of home ownership. But you can lower your monthly utility expenses with an energy efficient home.
Energy Spark is a Washington State loan program that offers incentives to borrowers to buy new, energy efficient homes or to fix older homes. It’s an optional, add-on benefit to the Home Advantage First Mortgage program outlined above. When used, it provides a 0.25 % interest rate reduction on a 30-year fixed mortgage.
Property Requirements
A new home that exceeds Washington State building standards by at least 15%, without further energy improvements.
Certification provided by the home builder.
Or...
An older home that can be upgraded for 10% energy savings over its current use.
As determined by pre and post energy audit (audits cost $300 - 600) of the home.
Benefits
Lower mortgage interest rate
Lower monthly mortgage payment
Lower monthly energy bills
House Key Opportunity First Mortgage Program
House Key is the WSHFC's "state bond" program. Money is raised by the State of Washington through the sale of tax-exempt bonds to investors. Then the proceeds are used to create below-market-rate mortgage loans.
This is Washington's first-time home buyer program. It's designed to help low and moderate-income households with their purchase. Like the Home Advantage program above, House Key helps borrowers qualify for a larger mortgage through flexible underwriting standards.
Borrower and Property Eligibility
Eligibility and requirements are pretty similar to the Home Advantage program. For the most part, things like <a href="https://www.rubyhome.com/blog/debt-to-income-ratio-dti/" title="debt to income ratios" target="_blank">debt to income ratios</a>, credit scores, etc. remain the same. There are really only a few slight variations, most notably:
Borrowers must be a first time home buyer (not owned and occupied a primary residence within the past three years).
Income limits and loan limits are a little lower than other programs. They change from time to time and depend on the where the house site (by county and area). The limits change from time to time and can be found on <a href="http://www.wshfc.org/buyers/key.htm#limits" title="WSHFC" target="_blank">WSHFC's site</a>.
Down Payment Assistance Programs
The mortgage programs we outlined above must be in a first lien position. Then things like a second mortgages or Home Equity Lines (HELs) can be added to them.
For example, the Home Advantage First Mortgage Program can be combined with Home Advantage Down Payment Assistance Program which finances the down payment and <a href="https://www.greatvancouverhomes.com/blog/closing-costs-washington-state/" title="closing costs">closing costs</a>. The two loans can essentially be stacked on top of one another. Think of them as interlocking Legos.
Here's a "visual" example. On the bottom, there's a first lien position mortgage, typically 97% of the loan amount. On top of that is another block, a second lien position loan, typically 3% of the remaining loan amount. When used together, borrowers can finance 100% of the loan (also known as a "zero down" loan).
So why did we explain all that? Because all Washington State down payment assistance programs (DPAs) are second position loans.
More Common DPA Characteristics
Must be used in conjunction with WSHFC first (lien position) mortgage programs
They are smaller, second position loans
Most have deferred payments for 30 years
DPAs cannot be combined (you can't use more than one of them)
Funds must be used for the down payment, closing costs and pre-paid items (you can't cash out).
Deferred Payment Explained
So what exactly is a deferred payment? It means you won't have to make payments on the second mortgage until the home is:
Sold
Transferred
Refinanced
No longer occupied
Or the loan reached the end of its term (after 30 years)
Home Advantage DPA
The borrower and the property are first deemed eligible and approved for a Home Advantage First Mortgage. When eligible for the mortgage, said borrowers are automatically eligible for the Home Advantage DPA.
It carries a 0% interest rate (yep, that's a zero)
Loan up to 4% of first mortgage (first lien) amount
House Key Opportunity DPA
House Key Opportunity DPA combines with the House Key Opportunity First Mortgage program. It's also a second mortgage.
1% interest rate
Up to $10,000 loan amount based on borrower need
For first-time home buyers (or buying in a targeted area)
Home Choice DPA
Home Choice is for borrowers with a disability. Borrowers with no disability -- but have a family member who has a disability and lives with them -- are also eligible.
1% interest rate
Up to $15,000
For first-time home buyers (or buying in a targeted area)
House Key Veterans DPA
This program is for qualified Washington State veterans who've served our country. Here are the borrower requirements:
Received an honorable discharge
Received a discharge for medical reasons with an honorable record
Members of the Washington National Guard and Reserve
Honorably discharged former members of the Washington National Guard and Reserve
Never remarried spouses and dependent children of deceased Veterans
There are a few more differences from other DPAs; the loan term is shorter and it is not a deferred payment structure. Here's the rundown:
3.00% interest rate
Up to $10,000
For first-time home buyers (or buying in a targeted area)
10-year loan term
Regional Down Payment Assistance Programs
Some cites and counties also have DPAs worth investigating.
Bremerton - up to $20,000 for people buying within the Bremerton city limits
<a href="http://www.wshfc.org/buyers/Seattle.htm" title="Seattle" target="_blank">Seattle</a> - up to $45,000 for buyers living within the city limits of Seattle
<a href="http://www.wshfc.org/buyers/arch.htm" title="East King County" target="_blank">East King County</a> - up to $30,000 for buyers within an ARCH member city or area
<a href="http://www.wshfc.org/buyers/Bellingham.htm" title="Bellingham" target="_blank">Bellingham</a> - up to $40,000 for people buying within the City of Bellingham limits
<a href="http://www.wshfc.org/buyers/Tacoma.htm" title="Tacoma" target="_blank">Tacoma</a> - up to $20,000 for buyers within the eligible city limits of Tacoma
<a href="http://www.wshfc.org/buyers/Pierce.htm" title="Pierce County" target="_blank">Pierce County</a> - up to $20,000 for people buying within the Pierce County limits
Tax Relief Program
Mortgage Credit Certificate (MCC) Program
The MCC is not a home loan, it's a tax credit that increases your monthly income by with holding fewer taxes from your paycheck each month. This tax relief can help revise your qualifying income a bit higher, therefore increasing the total loan amount you may be eligible to get.
You are strongly advised to talk to an accountant who can punch up some numbers on a calculator to figure out if the MCC program works to your advantage.
SUMMARY
There are two main mortgage programs offered by the State of Washington (Home Advantage and House Key Opportunity) and one loan "add-on" that encourage energy-efficient homes, the Energy Spark Loan. There are are state-wide down payment assistance programs that help cover mortgage loan closing costs. And some cities and counties have their own hyper-local DPAs as well.2017-07-05T13:20:00-07:002023-01-02T08:50:21-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3003Moving to Portland? Here’s What Living Here is Like [Insider's Guide]<img src="https://assets.site-static.com/userfiles/1946/image/moving-to-portland-oregon.png" width="750" height="450" alt="Moving to Portland Oregon" title="Moving to Portland Oregon" />
This article was updated 6/10/2020
You can think of moving to Portland, Oregon as an exciting and unique experience - some might even say weird - depending upon comfort level with progressive politics and hipsters.
After all, this is the place where folks commonly raise backyard animals (like chickens) and keep bees. In typical PDX (local airport call sign and a synonym for Portland) fashion, rather than banning backyard critters, the city adopted <a href="https://www.portlandoregon.gov/bps/article/362065">codes</a> and issues permits to raise animals.
Living in Portland puts you geographically between the Columbia and Willamette rivers, the former creating a natural border between Oregon and Washington State. Hills, rivers, and the distant Cascade Mountains dominate the visual landscape.
Portland is Oregon’s largest city and home to a little over 647,000 people living within its borders. The city is divided into six main regions comprised of ninety-three <a href="https://www.greatvancouverhomes.com/communities/portland-neighborhoods/" title="official neighborhoods">official neighborhoods</a>. That makes it the <a href="http://www.oregonlive.com/portland/index.ssf/2016/05/portland_is_now_the_26th_large.html">26th largest city</a> in the United States. If you zoom out a little, the Portland metro area looks much larger; it includes seven counties, two of which sit inside Southwest Washington. Add the local communities up and the total population of the Greater Portland Area comes to 2.453 million people.
Thinking of living in Portland? Search all of the <a href="https://www.greatvancouverhomes.com/portland-or/" title="Portland OR">homes for sale in Portland</a>.
Here's some food for thought: a lot of folks considering a move to Portland might want to contemplate living and working on the Washington side of the Columbia River in Vancouver, WA. There is no state income tax in Washington. If you’re thinking of moving to the area, be sure to check out two additional resources on Great Vancouver Homes: an article similar to one you're reading now about <a href="https://www.greatvancouverhomes.com/blog/moving-to-vancouver-washington/" title="moving to Vancouver, WA">moving to Vancouver, WA</a> and all the <a href="https://www.greatvancouverhomes.com/vancouver-wa/" title="homes for sale in Vancouver, WA">homes for sale in Vancouver</a>.
<img src="https://assets.site-static.com/userfiles/1946/image/Portland-OR-Skyline.jpg" width="750" height="245" alt="Portland OR Skyline" title="Portland OR Skyline" style="display: block; margin-left: auto; margin-right: auto;" />Downtown Portland on a Crisp Fall Day
The Northwest Friendly Attitude
Portland is known for being a friendly town where people are nice to strangers. Living in Portland means your Uber driver will probably expect you to sit in the front seat. (You might even hurt their feelings if you don’t.) People smile, wave and chat with strangers.
New Yorkers moving to Portland will need an adjustment period to get used to friendliness without an ulterior motive. Portlanders aren’t being nice to take advantage of you; they just think it’s normal to be less guarded. You’ll find that people with “Type A” personalities in Portland are a little more relaxed than other parts of the country.
Undoubtedly, you will see a lot of hipsters. Of course, the first rule of being a hipster is to deny it if accused of being one. Outwardly expressing your hipster credentials through the clothes you wear? Cool. Verbally identifying oneself as (or admitting to another’s accusation of) being a hipster? Lame.
The first rule of being a Portland hipster: don’t talk about being a hipster. The second rule: hang out in bars that have a smoking patio, out-of-season Christmas lights and serve Pabst Blue Ribbon. Why “rules”? Because Chuck Palahniuk authored Fight Club while living in Portland and working at Freightliner. (“The first rule of Fight Club is...”)
Portlanders eschew dress codes; people wear whatever they like. You can be yuppie or hippie, and it won’t matter. You can even be both at the same time. Try a Gucci dress with a top hat. People might stare, but you’re also likely to get a compliment.
If you’re moving to Portland, be sure to buy a Gore-Tex (or any waterproof fabric) jacket. Not only will it keep you dry, but you’ll fit in with the outdoorsy-types, of whom there are many. After a while, you’ll realize that just about everyone has an outdoor hobby. Your friends and co-workers will be skiers, hikers, climbers, cyclists and windsurfers.
Portland Lifestyle
Portlanders pick the neighborhood in which they live based on their lifestyle. Some folks prefer a cosmopolitan vibe with as many nearby amenities as possible and some prefer to liver farther out, in as rural setting as possible. Some are happiest somewhere in between. What is the <a href="https://www.greatvancouverhomes.com/blog/portland-oregon-neighborhoods/" title="best Portland neighborhood">best Portland neighborhood </a>for you?
Generally speaking, PDX is a progressive city. Like most cities on the West Coast, the majority political ideology is left-of-center. Inclusive and progressive events, like <a href="https://pridenw.org/" title="Pride" target="_blank">Pride</a>, are well-attended. That's not to say political conservatism does not have a voice here. You can spin the radio dial easily find a highly-rated, local conservative talk show.
Respect for the environment is strongly encouraged. Recycling is the norm and has been for decades. Plastic bags are banned. Caring about the environment is assumed, and not doing so (littering, carrying groceries in plastic bags) is frowned upon.
Are you a vegan who only uses beauty products with earth-friendly ingredients? You’ll discover that finding alternative products is easier living in Portland. Looking for locally-grown, organic produce? There’s a good chance you’ll find some nearby because there are 21 <a href="http://www.portlandoregon.gov/bps/article/303417" title="farmer’s markets" target="_blank">farmer’s markets</a> in Portland, Oregon from which to choose.
Being weird here is part of the Portland mystique. And we can prove it. Take a look at Portland’s Unipiper, a unicyclist dressed as a Scottish Darth Vader who plays the theme to Star Wars on bagpipes. (As one does.) You can see him do his thing in front to a “Keep Portland Weird” mural in this video.
The Food Scene in Portland
James Beard (1903 - 1985) was born in Portland and his final resting place is in nearby Gearhart, Oregon. When a Portland chef receives the James Beard Award, it takes on special meaning given Mr. Beard’s roots here. James Beard was the champion of American cuisine and also gay. Fittingly, the life of this iconic chef embodies two core Portland values: love of good food and openness toward others.
High Quality
The overriding theme of eating and drinking in Portland is summed up with one word: quality. Living in Portland means you’ll soon make adroit use of words like locally-grown, organic, heirloom, artisanal, small-batch and craft-brewed. People go out of their way to escape the grasp of mass consumerism. The payoff is that living in Portland gives you access to one-of-a-kind food experiences.
While the best restaurants in town may be high-end, the vibe here is relaxed. Emphasis on food quality and experimentation trumps any dress code. Portland is gaining recognition for its plethora of food carts and menus full of locally-sourced ingredients (to locavores' delight). A chef here could write a business plan around two core principles: local and portable.
Brunch in Portland is popular, especially during the winter when people need to break their cabin fever from staying indoors too much (which is why breakfast is also big in Seattle). Expect to wait in long lines. Some restaurants have coffee or drink service for folks waiting in line; which becomes a scene of its own. Because...it’s Portland.
Beer and Spirits in Portland
According to <a href="http://oregoncraftbeer.org/facts/" title="Craft Beer Guild" target="_blank">Craft Beer Guild</a>, Oregon is #1 in the United States for breweries per capita. There are 105 breweries in the Greater Portland area, and they are serious about making good beer. You’ll find at least one brand of local beer at your favorite watering hole.
A local brew pub chain, McMenamins, owns and operates bars, movie theaters and even hotels. They have a knack for converting historic properties into charming restaurants and pubs. They brew their beer, distill liquor, operate a winery and even roast coffee beans.
<img src="https://assets.site-static.com/userfiles/1946/image/Edgefield.png" width="750" height="385" alt="McMenamins Edgefield" title="McMenamins Edgefield" style="display: block; margin-left: auto; margin-right: auto;" />McMenamins Edgefield
Cocktails and ambiance are also taken seriously in Portland, even when it seems like the opposite is happening. You may be sitting in a place that appears silly, and ordering a drink with a silly name, but that drink’s going to be prepared thoughtfully with top-notch ingredients.
Portland Weather
If you’re moving to Portland from somewhere sunny, you can expect a major mental adjustment. It rains a lot. The Northwest is known for its drizzle, a mist that lasts the whole day long, a persistent wall of moisture some would say is not rain at all. When it’s not precipitating, you can still expect overcast skies for most of the year. Locals would describe the four seasons this way:
Fall
Early fall is an extension of summer; sunny days still come around, but temperatures start cooling. Saturday youth soccer games can be filled with sunshine and crisp air or it can be rainy and breezy. You'll need a jacket for Halloween trick or treating.
Winter
Winters are cold, overcast, grey and rainy. But, not as cold as the Northeast United States. Portland may get a couple of days of snow (measured only in inches) each year or none at all. Neighborhoods and smaller cities east of Portland can get rather icy. That's where frigid air masses, originating from the Eastern Washington and Oregon, blow through the Columbia River Gorge, emptying into the Willamette Valley.
Spring
Spring is rainy, but the days start to get longer wherein the extra daylight creates anticipation for summer. Plants start budding in late February, a teaser for things to come. Spring unfolds very slowly in the Northwest; it takes forever, months and months.
When spring hits its stride in May, Portland is colorful and picturesque. The “Rose City” earns its moniker in spades; there are roses everywhere. Trees and bushes bloom, too! Eventually, the petals expire and pile up like colorful snow in the streets. If you’re into this kind of thing, you’ll find it dreamy.
Summer
Around the 4th of July, Summer kicks in. Plants are in full-bloom, and deciduous trees are leafy and verdant. Daylight hours in the summer are long (due to Portland’s latitude, which is just slightly higher than 45° North, which is the halfway point between the North Pole and The Equator).
Summers in the Northwest are mild compared to the rest of the country, but temperatures are known to occasionally reach the 90’s. Often, overnight clouds gather above area rivers. The morning cloud layers usually burn off by early afternoon.
Portland Weather – Annual Averages
Portland’s climate is mild. According to <a href="http://www.usclimatedata.com/climate/portland/oregon/united-states/usor0275" title="U.S. Climate Data" target="_blank">U.S. Climate Data</a>, the annual average high temperature is 63.3°F and the annual average low temperature is 45.7°F.
<img src="https://assets.site-static.com/userfiles/1946/image/average-temperature-portland-oregon.png" width="750" height="442" alt="Average Temperature Portland Oregon" title="Average Temperature Portland Oregon" style="display: block; margin-left: auto; margin-right: auto;" />Portland Average Temperatures
Living in Portland means enduring a lot of rain and cloudy skies from October to the end of May and even a little during the summer. Portland averages 42 inches of rainfall each year. You can also expect 155 days each year wherein some measurable amount of rain falls.
<img src="https://assets.site-static.com/userfiles/1946/image/average-precipitation-portland-oregon.png" width="750" height="400" alt="Portland Oregon Average Rainfall" title="Portland Oregon Average Rainfall" style="display: block; margin-left: auto; margin-right: auto;" />Portland Average Rainfall (Data: <a href="https://weather.com/weather/monthly/l/USOR0275:1:US" title="Portland Oregon Average Rainfall" target="_blank">Weather.com</a>)
Things to Do in Portland
Go Outside
Portland has 11,697 acres of parks, including <a href="http://www.forestparkconservancy.org/" title="Forest Park" target="_blank">Forest Park</a>, which is the United States’ largest urban forest, at 5,157 acres. With 70 miles of trails, it’s a hiker, mountain biker and runner heaven. Other parks in town include a golf course, swimming pools, picnic areas and off-leash dog areas.
In the summer, you can float the Willamette River or enjoy several fountains and splash pads all over the city to cool off on hot days. A few parks offer beach areas. Yep, Portland has beaches, even downtown in Tom McCall Bowl Beach. Just be careful not to step on any goose droppings!
<a href="http://voodoodoughnut.com/" title="Voodoo Doughnut" target="_blank">Voodoo Doughnut</a> has a reputation for unusual doughnuts, eclectic decor, iconic pink boxes, and their saucy tagline, “The Magic is in the Hole.” But wait, isn’t that an indoor activity?
<img src="https://assets.site-static.com/userfiles/1946/image/voodoonewinside.jpg" width="639" height="427" alt="Voodoo Doughnut" title="Voodoo Doughnut" style="display: block; margin-left: auto; margin-right: auto;" />(Photo: <a href="http://voodoodoughnut.com/" title="Voodoo Doughnut" target="_blank">Voodoo Doughnut</a>)
Not necessarily. The downtown location is right around the corner from Old Town’s Ankeny Alley. It’s an open-air, pedestrian-only street filled with tables under dreamy twinkle lights. Several bars and restaurants line the cobblestone block. Customers can enjoy treats from wherever they please and sit together at the street tables.
Stay Inside
When it rains, outdoorsy folks throw on their waterproof, Gore-Tex jackets and brave the weather. For everyone else, there’s plenty of indoor activities to keep busy.
Do you think ebooks have killed the printed word? You’d never know it if you visit <a href="http://www.powells.com/" title="Powell’s Books" target="_blank">Powell’s Books</a>, the world’s largest independent bookstore. The store occupies an entire city block and is home to 1 million books. You can spend hours on a rainy Saturday perusing all the titles. It’s hard to leave without buying something. You can even sell your old books for cash or double your bounty for store credit.
As you’d expect in any city, shopping can also fill a gray, misty afternoon. Downtown, near Pioneer Courthouse Square, is the place to go. While you’re there, check out Columbia Sportswear's flagship store.
With Kids
Living in Portland with kids can be a museum-filled one. The <a href="http://www.omsi.edu/" title="Oregon Museum of Science and Industry (OMSI)" target="_blank">Oregon Museum of Science and Industry (OMSI)</a>, is one of the most beloved places in town. It’s geared to educate and inspire kiddos, but OMSI After Dark events include science fun for adults. Plus, they serve spirits just to keep it interesting.
The <a href="http://www.oregonzoo.org/">Oregon Zoo</a> has been a family favorite since 1888. It’s the oldest North American zoo west of the Mississippi. The <a href="http://www.portlandcm.org/" title="Portland Children’s Museum" target="_blank">Portland Children’s Museum</a> is right next door, so pack up the family and make a day of it! For a more lively afternoon, visit <a href="http://www.oakspark.com/" title="Oaks Park" target="_blank">Oaks Park</a>, a kid-oriented park with amusement rides, roller skating and miniature golf.
Art & Culture
Portlanders love art. Even the City of Portland allows street art and murals. In fact, they issue <a href="https://www.portlandoregon.gov/bds/50737" title="Original Art Mural permits" target="_blank">Original Art Mural permits</a>, “[to] encourage original art murals on a content-neutral basis on certain terms and conditions. Original art murals comprise a unique medium of expression which serves the public interest.”
For fine art, there are dozens of art galleries across the city. You’ll find a high concentration in downtown’s Pearl District. Three monthly art walks give anyone living in Portland an opportunity to have a look at the latest work from local artists. First Thursdays, put on by Portland Art Dealers Association (PDA), happen in the Pearl District. First Fridays are a little more spread out, hosted by Central Eastside galleries. In the summer (June, July and August), there is an arts showcase on the last Thursday of each month on NE Alberta Street.
Check out a few other artsy favorites like <a href="http://portlandartmuseum.org/" title="Portland Art Museum" target="_blank">Portland Art Museum</a> (visual arts), <a href="http://www.orsymphony.org/" title="Oregon Symphony" target="_blank">Oregon Symphony</a> (popular and classical music) or <a href="https://www.pcs.org/" title="Portland Center Stage" target="_blank">Portland Center Stage</a> (classical and contemporary plays).
<img src="https://assets.site-static.com/userfiles/1946/image/keep-your-chin-up.jpg" width="625" height="276" alt="Keep Your Chin Up" title="Keep Your Chin Up" style="display: block; margin-left: auto; margin-right: auto;" />(Photo: <a href="http://thefontanastudios.com/mural/forest-for-the-trees-mural-project-2" title="Fontana Studios">Fontana Studios</a>)
Portland's Sports Teams
If you’re moving to Portland from a major U.S. city and love going to professional sporting events, you’ll find the options here limited. There’s no NFL team. Nor will you enjoy summertime beer and hot dogs at a Major League Baseball game.
In some regards, that’s okay. With few professional sports teams in town, Portlanders rabidly huddle around the <a href="http://www.timbers.com/" title="Timbers" target="_blank">Timbers</a> (men's soccer), <a href="https://www.timbers.com/thornsfc" title="Thorns" target="_blank">Thorns</a> (women's soccer) and <a href="http://www.nba.com/blazers/" title="Trail Blazers" target="_blank">Trail Blazers</a> (basketball). In a world of fragmented media, with 500 cable/satellite channels of niche programming, having a small number of pro teams in town is a good thing. This limitation creates common, shared experiences with friends and co-workers. When you have only a little, you share a lot. Portland is the kind of place where old fashioned water cooler talk about sports is still a thing. Sports fans here are on the same page.
Things to Do Near Portland
Columbia River Gorge
Head up the river from Portland, due east, and you’ll start wedging your way through the steep walls of the Columbia River Gorge. There are 77 waterfalls and countless hiking trails to explore, nearly all of them with breathtaking views.
<img src="https://assets.site-static.com/userfiles/1946/image/Columbia-River-Gorge.jpg" width="750" height="499" alt="Columbia River Gorge Crown Point" title="Columbia River Gorge Crown Point" style="display: block; margin-left: auto; margin-right: auto;" />Crown Point
Mount Hood
Keep heading a little farther east, into the Cascade Mountain Range, and you’ll be greeted by Mt. Hood. Skiing and snowboarding are popular wintertime activities in the Northwest. Timberline Lodge and Mt. Hood Meadows are the closest ski areas to the city, about 1.5 hours by car.
Wine Country
Hop in your car and explore the Willamette Valley, best-known for Pinot Noir wine and home of world-class wineries. The soil, climate and latitude (45° North) compare to France’s Burgundy winemaking region.
Oregon Coast
Drive 1.5 hours west of city and you'll find yourself on the Oregon Coast, a safe bet for summer fun. Enjoy the beaches and surf or, if it’s a cloudy day, hang out in a local brew pub or tour the <a href="https://www.tillamook.com/visit-us/creamery" title="Tillamook Creamery" target="_blank">Tillamook Creamery</a>.
Portland Schools
Portland Public Schools serve 49,000 students and operate 78 schools. Key information about the school district (including an up-to-date progress report) is found on their <a href="http://www.pps.net/domain/265" title="District Overview" target="_blank">District Overview</a> page. Schools include:
28 elementary schools
29 K-8 schools
10 middle schools
10 high schools
1 K-12 schools
GreatSchools rates Portland schools a “6” on a 1-10 scale, which is average. As you’d expect in any city, a few gems can be found. Here are a few standouts:
<a href="http://www.greatschools.org/oregon/portland/864-Abernethy-Elementary-School/" title="Abernathy Elementary Schoo" target="_blank">Abernathy Elementary School</a> (K-5, Ladd’s Addition, East Portland)
<a href="http://www.greatschools.org/oregon/portland/1681-Opal-School-Of-The-Portland-Childrens-Museum/" title="Opal School of the Portland Children’s Museum" target="_blank">Opal School of the Portland Children’s Museum</a> (K-5 Charter School, Washington Park)
<a href="http://www.greatschools.org/oregon/portland/910-Llewellyn-Elementary-School/" title="Llewellyn Elementary School" target="_blank">Llewellyn Elementary School</a> (K-5, Westmoreland)
<a href="http://www.greatschools.org/oregon/portland/950-Lincoln-High-School/" title="Lincoln High School" target="_blank">Lincoln High School</a> (9-12, Goose Hollow)
If you’re a mid-career professional looking to boost your market value with a graduate degree, then you’ll be pleased to know Portland is home to several universities.
<a href="https://www.pdx.edu/" title="Portland State" target="_blank">Portland State</a> - public, liberal arts, 26,000 students
<a href="https://www.lclark.edu/" title="Lewis & Clark College" target="_blank">Lewis & Clark College</a> - private, liberal arts, 3,600 students
<a href="http://www.reed.edu/" title="Reed College" target="_blank">Reed College</a> - private, liberal arts, 1,500 students
<a href="https://www1.up.edu/" title="University of Portland" target="_blank">University of Portland</a> - Catholic, liberal arts, 3,600 students
<a href="https://www.ohsu.edu/" title="Oregon Health & Sciences University (OHSU)" target="_blank">Oregon Health & Sciences University (OHSU)</a> - public, research university, 2,900 students
Jobs in Portland
Moving to Portland for work? Check out all of the <a href="https://www.greatvancouverhomes.com/portland-or/" title="Portland OR">Portland homes for sale</a>.
Much like the rest of the West Coast, technology startups are a “thing” here. They’ve even earned us a new moniker - because we don’t have enough already - Silicon Forest. The quality of life in the Greater Portland area also draws in established companies like Intel, the <a href="http://www.bizjournals.com/portland/subscriber-only/2015/07/10/largest-employers.html" title="largest employer" target="_blank">largest employer</a> in town at 18,000 people. WaferTech and Mentor Graphics are close by.
Apparel design and manufacturing is big deal here. Portland is home to Nike World Headquarters and Adidas North America. We’ve also got Columbia Sportswear, Keen, and Dr. Martens’ US Headquarters. You can even keep all your shoes and garments organized with containers made by Portland-based Storables.
Top employers in manufacturing include Daimler Trucks North America, Boeing and Precision Castparts.
The hospitals, OHSU, Kaiser, and Providence Health employ 40,000 people among them. Food service and tourism-related industries also contribute to Portland’s diverse and vibrant economy.
Transportation
Portland’s public transportation agency, TriMet, operates the area’s highly-acclaimed light rail system called <a href="http://trimet.org/max/" title="Metropolitan Area Express (MAX)" target="_blank">Metropolitan Area Express (MAX)</a>. MAX spans the entire city of Portland, primarily on an East/West axis. Getting from the Portland International Airport (PDX) to downtown is quite easy. MAX light rail runs every 15 minutes.
<img src="https://assets.site-static.com/userfiles/1946/image/max-simple-map.png" width="750" height="375" alt="Portland MAX Map" title="Portland MAX Map" style="display: block; margin-left: auto; margin-right: auto;" />Portland's MAX Lines
TriMet also has a top-notch bus system, with most buses running every 20 minutes during busy hours. Street cars frequently run all over downtown. Conveniently, one ticket is good for all three modes of transportation (light rail, bus or streetcar).
Commuter biking is popular in Portland, also known as “Bike City U.S.A.” Seven percent (7%) of Portlanders commute to work by bicycle, making up the nation’s highest percentage of bike commuters. Many larger employers even have showers for employees who take advantage of 315 miles of bikeways to get to work. <a href="https://www.travelportland.com/collection/portland-by-bike/" title="TravelPortland" target="_blank">TravelPortland</a> offers a lot of helpful information about getting around PDX by bike.
Tilikum Crossing is the first major bridge in the U.S. designed for transit vehicles, cyclists and pedestrians but not cars.
<img src="https://assets.site-static.com/userfiles/1946/image/Tilikum-Crossing.jpg" width="750" height="459" alt="Tilikum Crossing" title="Tilikum Crossing" style="display: block; margin-left: auto; margin-right: auto;" />Tilikum Crossing at Night
You know a city dubbed “Bridge City” is bound to have some traffic issues. If there’s a lot of expected ship traffic on the Willamette River (like during the days leading up to <a href="http://www.rosefestival.org/event/fleet-week" title="Fleet Week" target="_blank">Fleet Week</a>), you’ll want to check conditions ahead of time and plan appropriately.
The public transportation in Portland is comprehensive and easy to use. If you’re moving to Portland, and have ever fantasized about ditching your car, you can get around this city and live pretty comfortably without one. If you need a car just for a day or to get out of town for a weekend, you can always use a car sharing service like Zipcar or Car2Go. Your car-free dreams could come true!
Annual Events in Portland
Portland’s most notable annual event has to be The World Naked Bike Ride which takes place every June. The ride is exactly what it sounds like; thousands of people ride in their birthday suits across town!
The biggest event is the annual Rose Festival which spans both May and June each year. The Rose Festival has three big parades, several runs/walks, concerts, amusement rides and a fireworks display over the Willamette River. Since 1907, the Rose Festival gives Portlanders an annual call-to-action: brush off your winter blues and get into the summer spirit!
Portlanders keep busy all year long. Here are several annual events that might pique your interests.
<a href="http://rosecityclassic.org/" title="Rose City Classic Dog Show" target="_blank">Rose City Classic Dog Show</a>
<a href="http://www.tncc.org/" title="International Cat Show" target="_blank">International Cat Show</a>
<a href="http://www.nwfilm.org/festivals/piff/" title="Portland International Film Festival (PIFF)" target="_blank">Portland International Film Festival (PIFF)</a>
<a href="http://www.shamrockrunportland.com/" title="Shamrock Run" target="_blank">Shamrock Run</a>
<a href="http://www.woodenshoe.com/events/tulip-fest/" title="Tulip Fest" target="_blank">Tulip Fest</a>
<a href="http://www.cincodemayo.org/" title="Cinco de Mayo Fiesta" target="_blank">Cinco de Mayo Fiesta</a>
<a href="http://www.rosefestival.org/" title="Rose Festival" target="_blank">Rose Festival</a>
<a href="http://pdxwnbr.org/" title="World Naked Bike Ride" target="_blank">World Naked Bike Ride</a>
<a href="http://www.waterfrontbluesfest.com/" title="Waterfront Blues Festival" target="_blank">Waterfront Blues Festival</a>
<a href="http://www.thebigfloat.com/" title="The Big Float" target="_blank">The Big Float</a>
<a href="http://www.oregonairshow.com/" title="International Air Show" target="_blank">International Air Show</a>
<a href="http://www.oregonbrewfest.com/" title="Oregon Brewer's Festival" target="_blank">Oregon Brewer's Festival</a>
<a href="http://blog.bridgepedal.com/" title="Bridge Pedal" target="_blank">Bridge Pedal</a>
<a href="http://rosecitycomiccon.com/" title="Rose City Comic Con" target="_blank">Rose City Comic Con</a>
<a href="http://www.feastportland.com/" title="Feast Portland" target="_blank">Feast Portland</a>
<a href="http://www.oktoberfest.org/" title="Mt. Angel Oktoberfest" target="_blank">Mt. Angel Oktoberfest</a>
<a href="http://portlandmarathon.org/" title="Portland Marathon" target="_blank">Portland Marathon</a>
<a href="http://www.oregonlive.com/multimedia/index.ssf/2015/11/2015_my_macys_holiday_parade_i.html" title="Macy's Holiday Parade" target="_blank">Macy's Holiday Parade</a>
<a href="https://holidayale.com/" title="Holiday Ale Fest" target="_blank">Holiday Ale Fest</a>
<a href="http://pdxcacophony.org/santacon/" title="SantaCon" target="_blank">SantaCon</a>
Interesting Facts About Portland
Portland was once known as “The Clearing.” Asa Lovejoy and Francis Pettygrove flipped a coin in 1845 to determine the city’s name. Lovejoy, from Massachusetts, wanted to name the new settlement Boston. Pettygrove, from Maine, wanted to name the new town Portland. Pettygrove won.
Portland's past includes some shady episodes. Alcohol sometimes literally poured into the streets, and from brothels no less. Drinkers would routinely get kidnapped, or “Shanghai’ed” and would wake up on a sea vessel where they were then forced to work. Rough night!
Thirsty? Portland is home to over 60 craft beer breweries.
Prefer water? Portland has 52 bronze drinking fountains, known as “Benson Bubblers.” Refreshing, clean mountain water from the Bull Run watershed pours out of them 365 days a year.
<img src="https://assets.site-static.com/userfiles/1946/image/benson-bubblers.jpg" width="640" height="295" alt="Benson Bubblers" title="Benson Bubblers" style="display: block; margin-left: auto; margin-right: auto;" />Benson Bubblers (Photo Courtesy <a href="https://www.portlandoregon.gov/water/article/352768" target="_blank">Portland Water Bureau</a>)
Downtown Portland sports several fountains. A few of them have statutes of Northwest animals in them. Every winter the statues are yarn-bombed with ugly Christmas sweaters.
After moving to Portland, visit Pioneer Square downtown, near the Starbucks. On the ground level, find the round gold plate on the ground. Stand on top of the place, facing directly into the mini amphitheater and speak. It’s an echo chamber!
Portland is one of four cities in the United States to have an extinct volcano within its boundaries: Mt. Tabor. If you drive 1.5 hours north of the city, you can visit an even bigger active volcano, Mt. St. Helens.
<img src="https://assets.site-static.com/userfiles/1946/image/Mt-St-Helens-Hike.png" width="750" height="204" alt="Mt. St. Helens Hike" title="Mt. St. Helens Hike" style="display: block; margin-left: auto; margin-right: auto;" />Looking Into the Crater of Mt. St. Helens
If you’re moving to Portland, you’ll have to get used to the idea of someone else refueling your vehicle. Oregon and New Jersey are the only two states where it is illegal to pump your own gas.
Portland is hometown to Matt Groening, creator of The Simpsons. If you’re a fan of the show, you may recognize street names like Lovejoy, Burnside, Kearney and Quimby – along with the city of Springfield, OR.
Shoppers will love the fact that Oregon doesn’t have a sales tax at the point-of-sale. However, if you imbibe in spirits from time to time, you’ll pay the second highest alcohol taxes in the United States.
Portland bears several widely-used nicknames:
Rose City (official city nickname) or City of Roses
Puddletown (because it rains a lot)
Stumptown (deforestation, due to rapid city growth around 1847, left many stumps behind)
PDX (call sign for Portland International Airport)
Bridge City (there are 12 bridges across the Willamette River)
Rip City (named after a three-point play made during the Portland Trail Blazers’ first season)
P-town (colloquial)
Final Thoughts: Moving to Portland, Oregon
Portland is a big enough city to provide its inhabitants with cultural, culinary and artistic activities. It's also small and quirky. The unusual clothes you wear or color of hair dye you use will set you apart and ensure that you fit in at the same time. If you love all four seasons, you may find the climate here agreeable. If you are sun worshipper, you will find it lacking. One thing is for sure: living in Portland means you're never far from a good hiking trail, beach, ski slope or a winery. Your sense of adventure and willingness to explore will be rewarded.2016-10-12T08:17:00-07:002021-12-27T08:46:03-07:00Tony Mariottitag:greatvancouverhomes.com,2012-09-20:3002Moving to Seattle? Here’s What Living Here is Like.<img src="https://assets.site-static.com/userfiles/1946/image/moving-to-seattle-wa.png" width="750" height="450" alt="Moving to Seattle" title="Moving to Seattle" />
Living in Seattle is great, just ask anyone who lives here. Sure, they'll complain about the rain, traffic and graffiti, but they have no plans to leave anytime soon. In fact, more people are moving to Seattle each year; the U.S. Census places Seattle <a href="http://www.seattletimes.com/seattle-news/data/us-census-seattle-now-fourth-among-50-biggest-us-cities/" title="fourth for growth" target="_blank">fourth for growth</a> among the 50 biggest U.S. cities. While Seattle is similar to many other large cities, it remains one-of-a-kind for many reasons. Let's see why this place is so unique.
Seattle Weather
If you ask people about moving to Seattle, in all likelihood the topic of weather will come up first. The weather here has a way of affecting every aspect of living in Seattle. From the rain, all other things flow. Rain not only shapes the area’s natural beauty, but affects its culture.
Rain Creates Natural Beauty
The Emerald City (get it? emeralds are green!) and the surrounding Puget Sound region get a steady supply of water falling from the sky. On days when the rain stops and the low clouds burn off, this is one of the most beautiful places in the country. Breaks in the weather "lift the curtains" and reveal views of verdant forests and majestic mountains. Clear skies are responsible for the quintessential Northwest saying, “The mountain is out.”
<img src="https://assets.site-static.com/userfiles/1946/image/mt-rainier-seattle-skyline.jpg" width="750" height="387" style="display: block; margin-left: auto; margin-right: auto;" />Downtown Seattle and Mt. Rainier (Photo: <a href="https://www.flickr.com/photos/joebehr/10163726816" title="Joe Wolf">Joe Wolf</a>)
Rain is the reason you'll find massive Douglas Fir trees growing in your backyard. Giant trees are so common in the Northwest that Seattleites forget just how unusual it is to have millions of monster trees surrounding the city and dotting the landscape. You'll definitely notice the forestation if you’re moving to Seattle bigger cities like New York or <a href="https://www.rubyhome.com/blog/moving-to-los-angeles/" title="Los Angeles" target="_blank">Los Angeles</a>. At some point, you might say to yourself, “Holy crap, I have a 200-foot plant shooting out of my lawn. How weird is that?”
Rain Infuses Northwest Culture
The weather in the Northwest is one of the reasons people congregate with friends for breakfast on weekend mornings at local cafes (to get out of the frigging house)! One could argue that gray skies were the fundamental psychic force behind grunge music, a dark flavor of rock ‘n roll that grinds like a distant, distorted fog horn. Wet weather defines the way people dress, covered from head to toe in waterproof gear.
The weather may very well be responsible for all the pent up energy released as extremely loud cheering (enough to set Guinness World Records) at sporting events. Tourists have been tricked - by only visiting Seattle during the sunny summer months - into believing that all those stories they've heard about cloudy skies and rain here were untrue.
Living in Seattle means forgoing the use of umbrellas except for the rare days when the rain comes down in buckets. Most days, the rain here just drizzles. If you see someone with an umbrella, they're probably not from around here. Umbrellas "give away" tourists the same way wandering around Times Square wearing an "I love New York" t-shirt would. If you're planning on moving to Seattle, the impulse to grab an umbrella on the way out the door may get re-wired.
Seattle Weather - Annual Averages
The annual average high temperature is 58.8°. The summer months are very pleasant; Seattle is usually one of the coolest spots in the country when the heat rises everywhere else. It’s also one the warmest (45.1° average low temperature) when the rest of the country is in a deep freeze. Count that as a positive tradeoff for the rain.
<img src="https://assets.site-static.com/userfiles/1946/image/seattle-average-temperatures.png" width="750" height="440" style="display: block; margin-left: auto; margin-right: auto;" />Seattle Averages Temperatures
Expect rain each and every month of the year, no exceptions. There's an old saying around the Puget Sound area, "It always rains on the 4th of July.” Some years, you’ll find yourself watching fireworks explode from inside low clouds. According to the <a href="http://www.usclimatedata.com/climate.php?location=USWA0395" title="US Climate Data" target="_blank">US Climate Data</a>, Seattle’s cloud cover and rainfall look like this:
152 days of rain per year
34.1 inches average annual precipitation
2,019 hours of sunshine per year
<img src="https://assets.site-static.com/userfiles/1946/image/seattle-average-rainfall.png" width="750" height="396" style="display: block; margin-left: auto; margin-right: auto;" />Seattle Average Rainfall
Seattle Lifestyle
Coffee
Caffeine here is as inescapable and undeniable as the clouds. And, rain might be the reason why Seattle is ground zero for the nation’s coffee culture. One <a href="http://www.thedailybeast.com/articles/2010/07/27/coffee-capitals-20-cities-that-drink-the-most-caffeine.html">study</a> suggests that Seattleites consume more coffee than any other city in America:
35 coffee shop locations per 100,000 residents
$36 average spent per month for coffee
You may already know that Seattle is home to Starbucks. And they have 104 store locations in the city alone, including the <a href="http://roastery.starbucks.com/" title="Roastery and Tasting Room" target="_blank">Roastery and Tasting Room</a> and one 24-hour drive-thru. But that is just Starbucks; there are many smaller chains, independent coffee shops and stands throughout the city. Some local favorites include <a href="http://www.caffevita.com/" title="Caffe Vita" target="_blank">Caffe Vita</a>, <a href="http://espressovivace.com/" title="Espresso Vivace" target="_blank">Espresso Vivace</a> and <a href="http://www.victrolacoffee.com/" title="Victrola Coffee Roasters" target="_blank">Victrola Coffee Roasters</a>.
Seattle is also the home of the “bikini barista” where some stands feature scantily-clad “baristas” offering peek-a-boo views with their lattes or worse. Law enforcement has cracked down on such locations, but many still exist which has led to the rise of “family friendly” stands as well.
If you’re living in Seattle and get the urge for serious coffee-making on your own, you’ll find the right equipment, friendly service and many “how to” videos from <a href="https://www.seattlecoffeegear.com/" title="Seattle Coffee Gear" target="_blank">Seattle Coffee Gear</a>. They’ll point you in the right direction, and in no time, you’ll be a master barista pulling “God shots” at home.
Seattle is Dog-Friendly
Dogs are some of the most important “people” in Seattle. In what used to be a no-no with the exception of “working dogs,” today, some businesses allow their employees to bring their pups with them to work. A more controversial trend, some businesses allow customers to bring pooches with them to shop. Even some restaurants are making this allowance. While not everyone in Seattle is thrilled with this kind of lax "dogs everywhere" attitude, they are overruled by those who are giving this practice a rating of “two paws up.”
Every park in Seattle allows dogs as long as they are on a leash and at least 14 of them offer off-leash sections. Enthusiastic owners treat their dogs like children, even purchasing dog strollers and special backpacks to carry their pups. Seattle has indoor dog parks, too. We have "doggie day care” centers and <a href="http://www.dogwoodseattle.com/" title="Dogwood Play Park" target="_blank">Dogwood Play Park</a> goes one step further; it’s a dog park and a bar. Humans get beer, wine, snacks, free wi-fi and board games. Dogs get to run around and blow off some steam. Here’s a tennis ball machine in case Fido needs a new one:
<img src="https://assets.site-static.com/userfiles/1946/image/tennis-ball-dispenser.jpg" width="299" height="303" style="display: block; margin-left: auto; margin-right: auto;" alt="Tennis Ball Dispenser" title="Tennis Ball Dispenser" />Handy Tennis Ball Dispenser
Seattle is Environmentally Conscious
Grocery and variety stores encourage patrons to bring reusable bags. Plastic bags are no longer available, and if you want a bag from the store, you can get a paper one that costs a nickel per bag.
You can recycle anything here now, though you might have to drive to a drop-off location if the item is a computer, large appliance or contains mercury.
Organic foods are widely available, too. Organic products are so popular here that more choices are available than ever before, and prices are gradually becoming more reasonable.
Seattleites are Well-Read
Based on Amazon’s sales data, Seattle consistently ranks as America’s #1 of The Top 20 Most Well-Read Cities. Oh, by the way, Seattle is also home to Amazon’s headquarters.
Community support for reading rolls deep. The downtown <a href="http://www.spl.org/" title="Seattle Public Library" target="_blank">Seattle Public Library</a> is a taxpayer-supported, 11-floor, 362,987-square-foot glass structure in the heart of the city. It is a massive, modern building. In 1998, Seattle voters (and donors) put together $291 million to build the downtown branch and renovate the entire library system.
<img src="https://assets.site-static.com/userfiles/1946/image/seattle-public-library.jpg" width="750" height="422" style="display: block; margin-left: auto; margin-right: auto;" />Seattle Public Library (Photo: <a href="https://www.flickr.com/photos/15216811@N06/6195577682" title="Nicola" target="_blank">Nicola</a>)
Seattle Traffic is Gnarly
There is no way to sugarcoat this. The traffic in Seattle will test your patience; it is terrible. However, the <a href="http://www.seattle.gov/transportation/" title="City of Seattle" target="_blank">City of Seattle</a> and the State of Washington have been reasonably good over the last few decades at managing Seattle’s growth and continue to make transportation improvements. In general, the closer one lives to the center of the city, the better the options.
Within the city, newer light rail lines are becoming quite popular and will typically get you where you need to go in quick fashion. Other options to get around town include Metro buses or one of the downtown trollies. There are some Zip Car rental locations if you only need wheels once and awhile.
If you’re moving to Seattle and plan to live in the suburbs, the <a href="http://www.soundtransit.org/sounder" title="Sounder" target="_blank">Sounder</a> train is easy and, by far, the most relaxing trip you can take in or out of downtown. Plus, there are some beautiful views to go along with the ride. However, it’s not as fast as most folks would like. There are several “park and rides” along I-5 which give commuters an extra option to park and take the last leg of their journey into the city via bus. If you can travel outside of peak commuter times, you can get in or out of downtown fairly quickly. That’s just not an option for everyone.
<img src="https://assets.site-static.com/userfiles/1946/image/seattle-traffic-congestion.png" width="750" height="500" style="display: block; margin-left: auto; margin-right: auto;" />Typical Evening Commuter Traffic in Seattle
Seattle Food Scene
Seattle chefs and entrepreneurs continually add to Seattle’s food scene, from expensive high-end fare to tasty, cheap eats. Food trucks are increasing in popularity here.
Seattle and Portland both handle breakfast with élan; Northwest cities have historically excelled at providing a sufficient number of breakfast joints from which to choose. As mentioned above, breaking long stretches of staying indoors (cabin fever) during the gloomy months of winter is a good thing. Weekend mornings spent at a café, gorging on waffles, eggs and bacon are the prescriptions. Time spent playing with your dog outside and a little hiking help, too.
I still refer to Seattle as a “quaint fishing village” which is a backhanded compliment. While Seattle has grown up and become a more world-class city, it hasn't lost its charm or the ability to get seafood right. Seattle is the place to get a killer basket of battered cod fish ‘n chips, oyster shooters, or salmon filets. A plate of local steamer clams with garlic bread can cause your eyes roll into the back of your head.
East Coasters have White Castle. Californians have In-N-Out Burger. The local favorite for burgers in Seattle, hands down, is <a href="http://www.ddir.com/" title="Dick’s Drive-In" target="_blank">Dick’s Drive-In</a>. The Dick’s Deluxe comes with two patties and sweet tartar sauce. The perfect compliment to any Dick's burger would include an order of their distinctly oily and salt-drenched French fries. And maybe a milkshake.
<img src="https://assets.site-static.com/userfiles/1946/image/Dicks-Drive-In.png" width="750" height="305" style="display: block; margin-left: auto; margin-right: auto;" />
The Northwest is the real home of the craft brewing industry in the United States. Today, the scene is prolific with artisans micro-brewing everything from beer to wine, tea and coffee. Anything that can be smashed and liquefied is a candidate for small-batch brewing. Alternatively, hit any smoothie joint that dots Seattle neighborhoods when you’re in the mood for something healthy.
Seattle School District
The <a href="https://www.seattleschools.org" title="Seattle School District" target="_blank">Seattle School District</a> is the state’s largest that serves at least 53,872 students each year. The school system includes:
60 elementary schools
10 K-8 schools
10 middle schools
12 high schools
6 service schools
<a href="http://www.greatschools.org/washington/seattle/" title="GreatSchools" target="_blank">GreatSchools</a> gives the district an overall score of 9 out of a possible 10. The high school graduation rate varies from 76% to 90%. As you would expect in any large U.S. city, <a href="https://k12.niche.com/rankings/private-high-schools/best-overall/s/washington/" title="private schools" target="_blank">private schools</a> are also an option.
Seattle is home to three Universities and numerous community colleges.
The <a href="http://www.washington.edu/150/fun-facts-about-the-uw/" title="University of Washington" target="_blank">University of Washington</a> is the largest. And it’s the hardest to get into with a 55.2% acceptance rate. U of W’s total undergraduate enrollment is just over 30,000. The campus is huge; it covers 703 acres and reaches the shores of the always-gorgeous Lake Washington. Bubble gum, vinyl, synthetic rubber and color TV tubes were all invented there and the Husky Stadium is known for having the loudest crowds in college football.
<img src="https://assets.site-static.com/userfiles/1946/image/canoeing-lake-washington.jpg" width="750" height="503" style="display: block; margin-left: auto; margin-right: auto;" />UW Canoe Rentals on Lake Washington
Founded in 1891, <a href="https://www.seattleu.edu/about/facts/" title="Seattle University" target="_blank">Seattle University</a> sits atop Capitol Hill and has a total undergraduate enrollment of 7,200 with an acceptance rate of 73.2%. The average class size is just 19 students with a student-to-faculty ratio of 13:1. It offers 64 undergraduate programs, 31 graduate programs and 28 certificate programs.
<a href="http://spu.edu/about-spu/spu-facts" title="Seattle Pacific University" target="_blank">Seattle Pacific University</a> was also founded in 1891. It is a Christian university with a total undergraduate enrollment of just over 3,200 with an acceptance rate of 72.1%. The campus covers 43 acres and represents 50 different Christian denominations. The student-to-faculty ratio is 15:1.
Things to Do in Seattle
Seattle Parks
If you like to get outdoors but can’t get out of town for the weekend, living in Seattle still gives you access to a variety of worthwhile parks. The <a href="http://www.seattle.gov/parks" title="Seattle Parks and Recreation Department" target="_blank">Seattle Parks and Recreation Department</a> maintains over 400 of them! Most parks having adequate playgrounds for children and are dog-friendly.
Biking/Cycling in Seattle
Seattle is fit for both commuter biking and recreational cycling.
If you ride a bike as a means of commuting, then you will love the recent changes to downtown Seattle as the city has installed a few “biker only” lanes painted bright green as well as clearly marking routes that cars must share the roads with bikes. There are also many locations in the city where you can rent a bike using Pronto Cycle Share.
If you want to go cycling for recreation, hit the Burke-Gilman Trail, a 27-mile, multi-use trail cutting across the north side of the city. The trail makes up a significant part of Seattle's overall 98 miles of signed routes.
Explore Downtown by Foot
<a href="https://www.walkscore.com/WA/Seattle" title="Walk Score" target="_blank">Walk Score</a> has given Seattle a high walking score stating that the city is the 8th most walkable large city in the United States. Downtown Seattle features a 98 (out of a possible 100) score along with a 100 transit score and 67 bike score. Most errands of those living in downtown do not require a car; there are about 783 restaurants, bars and coffee shops all clustered in the downtown area.
Touristy Places
Of course, if you’re moving to Seattle, you’ll probably spend your first year here checking out some of more “touristy” places. Like all large cities, Seattle is home to iconic attractions and landmarks, the Space Needle being the obvious one. But did you know the Needle sits in the middle of the former location of the 1962 World’s Fair? Over the years the park that surrounds the Needle, Seattle Center, has had its ups and downs, but today, it is looking its best.
Seattle Center is home to the Pacific Science Center (with two IMAX theaters), the Seattle Children’s Museum, the <a href="https://www.chihulygardenandglass.com/" title="Chihuly Garden and Glass Museum" target="_blank">Chihuly Garden and Glass Museum</a>, The Key Arena, The EMP pop culture museum and more. Large grassy areas in-between the buildings accommodate a few large art sculptures. There is the large interactive water fountain, food court/event building and a monorail that travels swiftly to downtown.
Seattle's waterfront is home to the iconic <a href="http://pikeplacemarket.org/" title="Pike Place Market" target="_blank">Pike Place Market</a>, one of the oldest farmer’s markets in America, founded in 1907. You may know the famous fishmongers who put on a show by throwing whole fish around, sometimes even to their customers! The market is a collection of stalls that house over 85 farmers with their fresh produce and 225 artisans selling their craftwork. If you dive further beyond the stalls, you will find larger shops that carry unique gifts as well as sit-down restaurants.
<img src="https://assets.site-static.com/userfiles/1946/image/pike-place-market-seattle.png" width="750" height="518" style="display: block; margin-left: auto; margin-right: auto;" />Pike Place Market (Photo: <a href="https://www.flickr.com/photos/tiffany98101/23790127621" title="Tiffany Von Arnim" target="_blank">Tiffany Von Arnim</a>)
Just below Pike Place Market, Pier 57 is home to Seattle’s Great Wheel and the new Wings Over Washington "flying theater" ride across from the Seattle Aquarium which sits among shops and restaurants.
Families with kids and animal lovers will appreciate the <a href="http://www.zoo.org/" title="Woodland Park Zoo" target="_blank">Woodland Park Zoo</a>. Since 1899, the zoo protects animals and their habitats through conservation leadership. Most of the animals live outside of cages in their mock habitat. The zoo offers educational experiences for humans.
Seattle also offers a more curious way of experiencing the city, the Duck Tours. Guests ride in amphibious vehicles that drive down the street and then sail on the water, all the while being entertained by a wise-quacking guide (pun intended). Another offbeat expedition includes Bill Speidel’s Underground Tour that takes guest under the city for a 75-minute tour of the formerly above-ground section of town.
Art in Seattle
Seattle has a fine art scene. Every weekend, numerous live theatre productions are performed all across Seattle including the 5th Avenue Theatre that is sometimes used as a training ground for many new Broadway shows. The <a href="http://www.seattlesymphony.org/" title="Seattle Symphony" target="_blank">Seattle Symphony</a>, the Pacific Northwest Ballet and Seattle Opera are three of the longest performing arts centers in Seattle.
You’ll also find unique experiences including dinner theatres like Teatro ZinZanni, The Triple Door and a host of museums. Why it may be cliché to say, there is a little something for everyone in town from family-friendly fare programs to shows one can only describe as “suitable for adults.”
Pioneer Square is home to America’s first <a href="http://www.pioneersquare.org/experiences/first-thursday-art-walk/" title="Art Walk" target="_blank">Art Walk</a> which began in 1981. On every first Thursday of the month, from 6 pm to 8 pm, local galleries display new exhibitions and artists. In Occidental Square, local artisans set up booths and sell ceramics, jewelry, prints, and more.
<img src="https://assets.site-static.com/userfiles/1946/image/art-walk-gallery.jpg" width="750" height="499" style="display: block; margin-left: auto; margin-right: auto;" />Exploring Art Galleries in Pioneer Square
Things to Do Near Seattle
Outdoorsy people love living in Seattle given its proximity to so many activities like hiking, fishing, skiing, climbing, cycling, etc. It's no coincidence that Seattle is home to Recreation Equipment Inc., better known as “REI.” If you’re moving to Seattle and don’t currently own any GoreTex clothes, odds are you’ll be spending some dough on new gear within a few weeks of living in Seattle.
Take a Hike
When it's time to get out of town, dodge city traffic and make your weekend escape, you’ll have a lot of local options for fun and exploration nearby.
Washington State is home to 186 state parks and 3 <a href="https://www.nps.gov/state/wa/index.htm" title="national parks" target="_blank">national parks</a>. The most impressive and well-known, of course, is Mount Rainier National Park which is about an hour and 41-minute drive away from Seattle. The mountain stands 14,410 above sea level and is the most glaciated peak in the U.S. and feeds six major rivers. The park is open year-round and is a favorite hiking destination from the casual day hiker to serious mountain climbers.
It takes a little over two hours to reach the North Cascades and Olympic National Parks. The North Cascades Nation Park Complex features everything from a wet rain forest to the dry ponderosa pines with 1,600 different species of plants in-between. The Olympic National Park stretches out over 70 miles of coastline that feature glacier-capped mountains and old-growth rain forests.
Local Northwest Trip Ideas
Ride a Ferry or fly in one of <a href="http://www.kenmoreair.com/" title="Kenmore Air's" target="_blank">Kenmore Air's</a> seaplanes to the San Juan Islands
In the spring, check out the <a href="http://www.tulipfestival.org/" title="Skagit Valley Tulip Festival" target="_blank">Skagit Valley Tulip Festival</a>
Ski the Cascade Mountains
Watch water drop 270 feet over Snoqualmie Falls
Spend a weekend with our Canadian neighbors in Victoria or Vancouver, BC
Drive a few hours south and check out Portland, Oregon
Take a chartered fishing trip from <a href="https://www.google.com/maps/place/Westport,+WA+98595/@46.8925147,-124.1488828,13z/data=!3m1!4b1!4m5!3m4!1s0x54924505ccae2a2f:0x51a1814a0ee953a6!8m2!3d46.8900903!4d-124.1040613" title="Westport, WA" target="_blank">Westport, WA</a>
<img src="https://assets.site-static.com/userfiles/1946/image/Skagit-Valley-Tulip-Festival.jpg" width="750" height="500" style="display: block; margin-left: auto; margin-right: auto;" />Tour the Skagit Valley Tulip Festival Every April
Seattle Sports Teams
If you’re moving to Seattle from a smaller city or town, you’ll be able to enjoy big-time sporting events here in-person. The city of Seattle is fortunate enough to feature several professional sports teams including the Seattle Seahawks (football), Seattle Mariners (baseball), Thunderbirds (hockey), Seattle Sounders (soccer) and Seattle Storm (women’s basketball). Both Safeco Field baseball diamond and CenturyLink Field football/soccer field are modern, comfortable and some would way beautiful.
If you love collegiate sports, you’ll also be able to catch University of Washington Huskies compete in the Pac-12 Conference. The tailgating and enthusiasm for UW football games are just what you'd expect for a college game.
Seattle sports fans are loud. If you like screaming cheering, living in Seattle is a live sports enthusiast’s nirvana. For years, Seattle sports fans wore a badge of honor, known as the loudest fans in the world. They've done one better. They've generated enough celebratory kinetic energy to cause a <a href="http://www.guinnessworldrecords.com/news/2013/12/seattle-seahawks-fans-cause-minor-earthquake-with-world-record-crowd-roar-53285/" title="minor earthquake" target="_blank">minor earthquake</a>.
Jobs in Seattle
Boeing, founded in Seattle in 1916 (but is no longer headquartered here), could be considered the first “anchor company” in the Northwest. Anchor companies employ large numbers of skilled workers who create smaller companies, or “startups.” For decades, employment opportunities in Seattle stayed pretty much the same until the mid-1980s, the dawn of personal computing and the “information age." At that point, Microsoft took the role of the Puget Sound's high-tech anchor company. The knock-on effect has made Seattle a key player in the global technology startup scene, attracting entrepreneurs from all over the world.
The pool for a talented workforce here is deep; 56.6% of Seattleites hold a bachelor’s degree or higher. If you’re thinking of moving to Seattle to grow your company with skilled, competent workers, Seattle is fertile ground.
Seattle’s earliest roots (pun intended) as a logging town are still alive; Weyerhaeuser’s headquarters are here, located south of the city. Scanning the top industries in Washington State, you’ll see a blend of old and new:
Software
Aerospace
Micro-electronics
Forestry & Wood
Travel & Tourism
Agriculture & Food
Several Fortune 500 companies are headquartered here, some old and some new.
Costco (1983)
Microsoft (1975)
Amazon (1997)
Starbucks (1971)
PACCAR (1905)
Nordstrom (1901)
Weyerhaeuser (1900)
Expedia (1996)
Expeditors International (1979)
Alaska Airlines (1932)
Annual Events in Seattle
Chateau Ste. Michelle Summer Concerts
<a href="http://bumbershoot.com/" title="Bumbershoot" target="_blank">Bumbershoot</a>
Zoo Tunes
<a href="http://www.seafair.com/" title="Seafair" target="_blank">Seafair</a> & Torchlight Parade
Seattle International Film Festival (SIFF)
Northwest Folklore Festival
Fremont Fair
Seattle Pride Fest
Rock and Roll Marathon
Bite of Seattle
The Lights of Christmas
Taste of Bellevue
<a href="http://www.seattlebeerfest.com/" title="Seattle International Beerfest" target="_blank">Seattle International Beerfest</a>
Skagit Valley Tulip Festival
Fun Facts About Living in Seattle
While the city is up for debate (between Seattle and Vancouver BC), the origin of the term Skid Row came from Northwest logging roads where logs skidded their way to a sawmill. For the sake of argument, let's say Seattle is home to the first Skid Row (Road).
Built for the 1962 World’s Fair, the Monorail is still in use, carrying 2 million passengers a year.
The <a href="http://www.wsdot.wa.gov/ferries/" title="Washington State Ferry System" target="_blank">Washington State Ferry System</a> is the largest in the United States. There are 10 routes, 20 terminals and 23 vessels that carry 10.5 million vehicles and more than 23 million people annually.
Seattle is home to the second gas station in the world, built in 1907.
Dogs outnumber children. According to the 2010 US Census, there were 140,000 dogs and 93,000 children living in Seattle.
The Smith Tower was once the tallest building west of the Mississippi. It is 42 stories high and was built in 1914.
When the Space Needle was built, it was the tallest building west of the Mississippi.
The Governor Albert D. Rosellini Bridge is the world’s longest floating bridge.
Seattle has highest percentage of residents with a college degree or higher.
In 1926, Seattle elected the first female mayor of any U.S. city, Bertha Landes.
<img src="https://assets.site-static.com/userfiles/1946/image/wsferries-and-mt-rainier.jpg" width="750" height="500" style="display: block; margin-left: auto; margin-right: auto;" />A Washington State Ferry and Mt. Rainier
Final Thoughts: Moving to Seattle
I think the decision and choice of moving to Seattle can best be summarized this way: if you can hack the Northwest weather, living in Seattle could very well be your cup of coffee (or tea, if you must). Seattle can be breathtaking on a clear, sunny day. Outdoor enthusiasts certainly love it. You'll never run out of things to do or places to explore. Seattleites are generally friendly and worldly, if not in a bookish way. In some ways, it's still a quaint fishing village and overcast logging town on the shores of Elliott Bay. In other ways, it's a pioneer of flight (Boeing), computing (Microsoft) and e-commerce (Amazon).2016-09-27T07:31:00-07:002020-07-13T06:37:59-07:00Tony Mariotti