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Rambling Milwaukie Ranch
2 Bedrooms, 2 Full Bathrooms
1973 SF
Gas Fireplace
2 Car Garage w/Shop
Gas Heat
Rambling ranch with more room than you can shake a stick at. All new within last 5 yrs: kitchen appliances, tear-off roof, water heater, double-paned windows, electrical panel, interior and exterior paint. Sunroom was added in 2005 and has been a perfect spot for hot-tub (not included). Shop and tons of storage space in garage. Don’t miss hidden wine closet.

Lot Description: Large level 12,196 sf lot with nice view of Kellogg Creek.  New double-paned windows installed in 2005 keep house extremely quiet.

SEE PICTURES @ www.PointClickandPack.com. Click on the My Listings link.

Most people are aware that we’re now in a buyer’s market. For the past few months, sellers have watched as more and more homes have come on the market allowing buyers greater negotiating power over sales price and repair issues.

My firm belief is that there are only two things that sell a house, price and location. You can’t do much about a house’s location, but you can price it lower than market if your house sits on a busy street or near commercial or industrial property. If the seller is firm about keeping their sales price at a particular price point, there are a couple of other ways they can try to improve their chances of getting a great offer.

1. Offer incentives such as a credit towards the buyer’s closing costs or a decorating allowance if the house is dated or in need of new carpeting.

2. For condominiums or townhouses, offer to pay up to six month’s worth of home owner association dues.

3. Offer a higher buyer’s agent commission (BAC) to make the house more attractive for Realtors to show and sell. The standard BAC is 2.7% of the sales price. A good incentive BAC would be 3% or 3.15%. I’ve even seen commissions offered at 3.5% and would absolutely LOVE to sell one of those!

4. Include in the house sale something unusual of value. This incentive would typically only apply to high end homes where some sellers have included a new car with the house. Lesser expensive value items may include upgrading the kitchen appliances to stainless steel.

5. Think about hiring a professional staging company to give you ideas about how to reposition your furniture and accessory items, remove unnecessary clutter and/or paint accent walls so that your home elicits a WOW factor when buyers enter for showings.

When you sell your home, make sure you know about the other homes in your area that are also on the market. These houses are your direct competition since any buyer looking at your house will probably also see these and will be making comparisons amongst all houses toured.

Also, consider my fee-for-service packages which allow sellers to save real estate commissions on the listing end and may therefore enable sellers to pass on those savings to the buyer in the form of pricing their home at a lower price point initially or offering one of the incentives above. You can see full details about all of my fee-for-service packages on my web site, www.PointClickandPack.com.

Finding the perfect house is tough for most buyers. But just getting an accepted offer is only the beginning of the house buying experience. As soon as you’re sale pending, you’ll need to start scheduling your home inspections. I typically recommend that buyers have three inspections: a general home inspection, an oil tank scan, and a sewer scope.

The general home inspector will perform a broad overview of all aspects of the house from the roof to the crawlspace. The inspector’s job is to test out and identify whether the house’s mechanical parts are functioning (i.e., the furnace, electrical outlets, plumbing system, dishwasher, etc) and to point out any structural or hazardous items, such as missing hand-rails at stairwells and inferior support beams. Most inspectors are also good about offering small tidbits of maintenance and repair advice to buyers. Most inspection companies base their pricing on the square footage of the home.

For most houses in the close-in Metro area, an oil tank scan of the property is advisable. Many of the older homes were originally heated with oil heat and although the house you are buying may have a different heat source now, such as gas or electric, there may still be a buried oil tank on the property. If the seller is unaware of a buried oil tank, then the only way to determine if one exists is to hire a tank company to scan the yard around the house. If a tank is found, further testing of the soil will determine if the tank is leaking oil into the ground.

Think of a sewer scope as a colonoscopy of your house. For this inspection, a long wire with a camera at the end is threaded through the sewer line from the sewer clean-out valve (which is typically located in the basement or garage) to where the line connects to the city main line in the street. The scope will reveal any problems with the sewer pipe including holes, tree root intrusion, breaks at connecting joints and improper grading. This inspection normally costs $100.00 and is well worth the money since a clogged sewer line could back-up into the house.

In addition to the above, other inspections may be recommended, such as radon testing or specialists for the roof, furnace, electrical or plumbing systems. It is good for buyers to know as much about the house they are purchasing as possible. Never waive your right to inspect!

You can find more information about all of these inspections on my website, www.PointClickandPack.com.

The determination of whether a particular room or space is “finished” and/or “usable” is sometimes a subjective matter. For example, one person may think a basement is finished because they have area rugs down over the floor and have painted the concrete walls. They may have even furnished the basement as a family room with sofas and a TV. To that person, the basement is finished and usable. To another person, this same basement is unfinished and may not suit their ability to use the space in a similar fashion without adding drywall, installing a drop ceiling to hide the ductwork and adding wall-to-wall carpeting.

Because of this subjectivity, RMLS changed their rules for listing agents a few years ago. Now, when Realtors get a new listing, we are required to input all square footage, finished and unfinished into the MLS. It is up to the buyer to decide if the square footage is usable and how the space can or will be used. The only exception to this rule is attached garages which are not included in square footage calculations.

Without physically touring the property, buyers can do additional research to determine the house’s finished square footage. This information can be found on the MLS listing in two places and is also sometimes written about in the public comments section by the listing agent.

The first place to look is in the basement/foundation (abbreviated Bsmt/Fnd) category under Residence Information. The designations that the listing agent can specify in this section are if the basement is finished, unfinished, full, partial, slab, dirt, crawlspace or no basement. Listing agents can select a maximum of two of the above descriptions for each home. So if the agent has indicated “Finished, Fullbas,” buyers can infer that the full amount of square footage shown in the Lower SQFT section is accurate. (Whether the basement has been finished in a quality, workmanlike manner must be seen firsthand with a property tour). If the agent has indicated “Full, Unfin,” buyers should look only at the square footage shown in the Upper and Main SQFT sections to evaluate how large the house is. The buyers would then need to tour the home to see if that basement could be finished legally as usable space.

The second place buyers can look on the MLS to determine accurate square footage is in the Approximate Room Sizes and Descriptions section. Buyers should note the following abbreviations next to each room; M which stands for main floor, U which stands for upper level, and L for lower level. If buyers see square footage listed in the lower level but there are no rooms with an L designation, it could reasonably be inferred that the basement is not finished. It should be noted that the only room that is required for listing agents to input the M, L or U abbreviation is the master bedroom.

In addition, I think it’s a service to all parties for listing agents to input room sizes and I do this on all of my listings. The MLS does not allow agents to enter inches, so room sizes are rounded up or down to the nearest foot.

You can see square footage of my listings on my web site, www.PointClickandPack.com.

When looking at listings on the MLS, buyers often ask me why some listings have no pictures and others have eight pictures.

The answer to this question is that the listing agent is responsible for inputting the house’s details and pictures into the MLS.  Believe it or not, some agents don’t own or have access to a digital camera to take the pictures.  RMLS used to offer a service to agents without cameras where they would send a photographer out to take one picture of the front of the house and then put that picture online for the listing agent. However, that service was discontinued about a year or two ago when digital cameras became so widespread, common and affordable. In my opinion, the RMLS service wasn’t that great anyway because the photographer rarely got out of his/her car to take the photo and so most of the time, the picture wasn’t very complimentary or indicative of how the house really looked. In addition, many of the houses had so much landscaping in the front yard that the photos were basically pictures of trees or shrubs. And the pictures got even worse if they were taken in rainy or snowy weather!

I think the listing agent is doing a great disservice to the seller if all eight pictures, which is the maximum number allowed, aren’t submitted with the listing. And I find it even more egregious if pictures are submitted but were taken poorly (i.e., too dark to see the room, weird angles) or the pictures are of irrelevant items. One listing that I came across recently had all eight pictures, but five of those were close-ups of door knobs, wood flooring, staircase finials, etc. What’s the point in seeing the fine details of a house if the buyer can’t see what the rooms actually look like before physically touring the property?

Another reason that some agents don’t submit pictures with their listings, or input less than the eight allowed, is the mind-set that if they show buyers too many details or give too much information, the buyer has no reason to go look at the home. I think this reasoning is faulty because if good pictures are taken, they can encourage buyers to want to tour the home or get more information about it.

Buyers will always find eight pictures of all of my listings on the MLS and also on my web site, www.PointClickandPack.com. Anything less is unacceptable.

If you purchased or sold a home, or refinanced your home this past year, dig out a copy of your final settlement statement and give this document to your accountant or the person who helps with your taxes. Certain items on your closing statement might be tax deductible. Generally if you itemize your taxes, you can usually deduct mortgage interest which is secured by your primary home or second home and mortgages used to build or improve your primary or second home (commonly known as home equity lines of credit). In addition, check with your tax adviser to see if you can deduct:

* Pre-paid interest and points

* Late payment charges on mortgage payments

* Mortgage pre-payment penalties

* Moving expenses - if you moved because of a change in your employer’s location or because you started a new job

* Repairs to rental property

* Capital improvements - major home improvements done in order to prepare your home for sale

* Capital gains - If you sold your primary residence last year, you can exempt the first $250,000 of profit or $500,000 for married taxpayers filing jointly

My best wishes to you and your family in 2007. And, if you’re lucky enough to need another tax write-off, I would be happy to help you find the perfect investment property. Contact me today at phyllis@pointclickandpack.com.

Welcome to Portland, Oregon!
Whether you are new to the Portland area or a local resident, searching for a home can be a tedious task. With over 95 different neighborhoods in the Portland Metro area, deciding where to buy a home or how much a home is worth can be confusing. It is my goal to make your purchase as easy and enjoyable as possible. If you’re new to the area, let me be the first to welcome you to Portland. It will be my pleasure to assist you with all of your real estate needs!

To begin, let me give you a basic idea of the lay of the land. The Portland Metro area consists of 95 different neighborhoods. Most of these neighborhoods have their own park and/or shop and restaurant district. The neighborhoods are divided into 5 sections: North, Northeast, Southeast, Northwest and Southwest.

The east and west sides of the city are divided by the Willamette River. Once you’ve visited here, you’ll understand why one of Portland’s nicknames is the City of Bridges. Each time you cross a bridge, you’ve crossed into either the east side or the west side. The north and south sides of the city are divided by Burnside Street. Burnside is neither north nor south. You will either be on East Burnside or West Burnside depending upon which side of the Willamette you are standing.

As a rule, the east side of Portland is geographically fairly flat and the west side is hilly. The east side is also easier to navigate than the west side because it is mostly set up in a grid pattern. Imagine the Willamette River as being labeled “0 Street.” Almost all streets running parallel to the Willamette (and are thus going in the north/south direction) are numbered. So SE 50^th Ave is 50 blocks east of the Willamette River (and also downtown Portland since the downtown district begins immediately on the west side of the river). When you hear neighborhoods being described as “close-in,” this means close-in to downtown Portland. Locals typically think of all homes located west of 82^nd Ave as being close-in.

As previously mentioned, the west side is geographically more hilly. Streets tend to dead-end (sometimes for no apparent reason) or curve into other streets. The west side is much more difficult to learn because of these issues.

Real Estate – East Side vs West Side

Generally speaking, homes located on flat ground are usually less expensive than homes that are on hillsides. This means that the east side is typically more affordable than the west. Keep in mind though that there are some very pricey neighborhoods on the east side and some fairly affordable neighborhoods on the west despite the geographical factors.

The standard lot size on the east side is 50’ x 100’ or 5,000 sf rectangular lots. Lots on the west side are usually larger, around 6,000 – 8,000 sf, and tend to be irregularly shaped. The larger lot sizes on the west side contribute to the higher prices of homes in this area.

The east side was primarily built from 1910 – 1940’s and home styles tend to include Bungalows, Cape Cods, Old-Portlands (covered front porch and steps leading upstairs that are visible as soon as you enter), Victorians and Traditionals. The west side (other than downtown Portland) was developed in the late 1940’s – 1980’s. Home styles tend to consist of the Ranch, Dayranch (looks like a ranch from the front but sits on a hillside, so from the back, it looks like a 2-story), Split-level and Contemporary. North Portland was the site of the first development and has the smallest and oldest homes. Home styles are similar to those mentioned for east side properties. Due to their small size and age/condition, real estate is typically most affordable here. North Portland is currently experiencing a great deal of gentrification and revitalization and many investors see this area as prime property for flips (purchasing fixer-uppers, renovating them and then reselling for a profit).

Almost all of Metro Portland has an urban feel to it with the exception of some neighborhoods in SW. Most neighborhoods on the east side have sidewalks throughout and are very pedestrian and bike-friendly. Many of the neighborhoods on the west side lack sidewalks and tend to be a bit more difficult for pedestrians and bike riders because of the hills and traffic patterns. Despite these factors, many SW neighborhoods have a somewhat more suburban feel to them.

If suburban living appeals to you, this can be found in the immediate outlying cities of Beaverton, Tigard, Tualatin, Hillsboro, Sherwood, Lake Oswego, West Linn, Wilsonville and Gresham. I would be happy to help you find property in all of those cities if they would fit your needs better than Metro Portland and I can provide you with more details of those cities should you choose to want that information.

Shops and Restaurants and Arts District

Metro Portland consists of mostly mom & pop shops and restaurants. People who live in the close-in neighborhoods tend to gravitate towards local businesses and artists. There are some pockets of corporate big-box retailers and fast-food restaurants, but these areas are few and far between. There are 2 shopping malls located close-in. Pioneer Place Mall is in the heart of downtown Portland, and Lloyd Center is just east of the Willamette River. Lloyd Center has a large ice-skating rink as its center court. The department stores at these malls are Meier & Frank, Sears, Nordstrom and Saks Fifth Ave. The suburban outlying cities mostly consist of corporate retailers and restaurants and have very few locally owned businesses or artist galleries.

The majority of our fine arts district, including the Oregon Symphony and the Center for the Arts, is in downtown Portland. Most rock concerts and our NBA basketball team, the Portland Trailblazers, play at the Rose Quarter stadium, which is located in the Lloyd Center district just east of downtown Portland.

Again, I appreciate the opportunity to work with you on your home purchase. Please let me know how I can best assist with all of your real estate needs!

Low interest rates and higher inventories of homes for sale have turned many locales into buyer’s markets. But rather than rush into the complex process alone, house-hunters should consider hiring their own agent. Buyers should take the time to find a Realtor who will provide them with the level of representation they desire.

I am an Accredited Buyer’s Representative and am a member of the Real Estate Buyers Agent Council, (REBAC). As such, I have extensive training and education when working with buyers and provide a professional level of service and expertise in the market. This training also assists me when working with sellers, as I understand what other buyer’s agents look for when showing homes to their clients and can help you prepare your home so that it shows in its best light. I look forward to working with you and serving your Portland real estate needs!

Buyers Agent

As an Accredited Buyer’s Representative, what I offer my clients is unique. I not only facilitate a transaction, but I also provide personalized service. As your Buyer’s Agent, you will receive the following benefits:

• I show absolute loyalty to my customers, am a good listener, and will work to meet your individual needs.
• I’ll provide you with instant details about the most recent homes for sale. I have access to all homes for sale daily, and will provide them to you via e-mail, fax or phone. In addition, I check my e-mail about 4 times a day and return correspondence within 24 hours.
• I will represent your interests in the best possible light to other Realtors and Sellers when presenting your offers and will work hard to give you an edge at the bargaining table.
• I’ll provide you with names and phone numbers of inspectors, lending officers, and other professionals in the industry who have gained my trust.
• I offer a Handy Andy service to take care of those minor issues that arise just after you move in.
• You’ll always have my full attention!

Sellers Agent

My objectives are to communicate the results of my activities on a weekly basis to you, assist you in getting the highest possible dollar value for your property (in the least amount of time and with the least amount of inconvenience to you), and get as many qualified buyers as possible into your home until it is sold.

Prepare Your Home For Sale
I will spend as much time as needed to go over the entire property with you, both inside and outside. I will make a list with you of suggestions and recommendations about your home so it will show at its very best during its time on the market.

The Multiple Listing Service
I will professionally represent your home to the Multiple Listing Association exposing your home to every agent in the area.

Follow Up
Throughout the duration of your listing, I will follow up with Realtors from the Multiple Listing Service that have shown your home to get their client’s responses and comments.

Direct Marketing
I will professionally create and produce flyers for your home to be placed in the flyer box on the yard sign. In addition, I will mail postcards to the surrounding neighborhoods promoting your home.

Internet Web Sites
I will continuously advertise your home on the RMLS web site with a property description, photograph and school district information. I will e-mail and fax photos and a detailed description of your home to select agents. Your home will be marketed on the #1 most visited web site by Buyers, Realtor.com, as well as on my personal web site, www.pghazi.com.

Broker’s Open Houses
I will hold open houses for the real estate agents in the Multiple Listing Association on a regular basis until the property is sold. Broker’s open houses are held every Tuesday.

Open Houses
I will hold public open houses whenever possible.

Advertising
On open house weekends, I will advertise your home in The Oregonian Sunday Real Estate Section.

My Communication With You
I will keep in touch with you at least once a week as my work progresses either verbally or via e-mail.

Offers
I will represent you upon the presentation of all contracts to help in negotiating the best possible price and terms for you.

Escrow and Closing
I will handle all follow-up and keep you informed on all mortgage, title, and other closing procedures.

This marketing program is my commitment to you! It is my goal to provide you the latest in marketing and customer service. I will work hard to represent you in the prompt sale of your home at the best possible price. Since I build my business on referrals from satisfied clients, the highest compliment you can pay me is to refer me to all of your friends and family for all of their real estate needs. I look forward to serving you!