Renters Are Eyeing Buying

Our rental market is on fire right now. The initial draw is understandable - less hassle involved in moving, less responsibility for the home itself, fewer maintenance expenses, fewer financial barriers to start renting. Particularly for younger individuals, renting seems to be the norm. But things are changing. Unemployment is turning around. College-educated millennials are venturing out of their parents' basements, starting to turn the tide in the battle against student debt, and looking toward the future.

Even with our aggressive rental market, many are still torn: rent or buy? Renting has the up-front advantages listed above, but the spell begins to break when considering the long-term picture. At some point in any given area, if you live in the same place, the expenses of renting will eventually become greater than if you lived in a home you own. That point is known in the industry as the breakeven horizon. A useful tool, the breakeven horizon factors in things like property taxes, closing costs, renovations, maintenance, and insurance.

In short, the breakeven horizon tells you one thing: when buying a home becomes less expensive than renting. According to this article, the breakeven horizon for Portland is 2 years. Compared to LA's 5.1 years, Washington D.C.'s 4.2 years, or San Diego's 3.8 years, buying makes financial sense much sooner here.

The rental market being what it is, widespread increases in rental cost are spurring more people toward buying a property of their own. Naturally, the breakeven horizon isn't the only consideration when deciding the right time for home ownership, but it's a great place to start. I would love to answer any questions you might have, and I'm always available to discuss the best real estate strategy for you.

Tilikum Crossing

A new sibling in Portland's family of bridges opens to the public on September 12th, 2015. Tilikum Crossing, Bridge of the People, brings a beautiful splash of color to the Portland skyline after sundown. Its nighttime lighting scheme actually changes color based on the temperature, speed and depth of the Willamette River flowing beneath the bridge.

The first Portland bridge built across the Willamette in forty years, at over 1700 feet in length, Tilikum Crossing stands alone as the longest car-free bridge in the nation. Instead, bicyclists and pedestrians will share the bridge with the new MAX Orange Line. Under construction since 2011, this cable-stayed bridge will start to relieve commuter congestion on the other bridges, as well as provide a safe, dedicated, and ADA-accessible option for all non-car travelers.

This spelling of Tilikum is from the traditional Chinook language, used in this area for centuries. It means "family" or "tribe" and was selected by TriMet from a list of public submissions to honor the Chinookan people, whose ancestors lived on the Lower Columbia for thousands of years.

When it opens on Sept 12th, be sure to check out Tilikum Crossing for yourself!

Success Stories for August 2015

There are some amazing TrueView success stories this month! As our market continues to stay strong throughout the summer, we're used to seeing speedy sales. While homes presented with TrueView have a history of starting bidding wars with their stunning presentation, the final selling prices for some of these properties are truly amazing. Both SE 55th and SE Taylor sold for more than 20% above their original asking price! Feel free to explore these wonderful properties by checking out their TrueView websites. If you're ever curious how I could do the same for your home, don't hesitate to drop me a line. I would love to answer any questions you might have and help you form a plan for your future real estate ambitions.

3028 SE 55th Ave - $400,000

Sold in 4 days, $75k over asking!

Beds: 2 | Baths: 1 | 1,287 sqft.

The perfect fusion of classic charm and modern amenities, this close-in cottage enjoys an expansive yard and the serene locale of Portland's South Tabor neighborhood-close to local shops, restaurants and cafes. Tidy landscaping invites visitors up the front walk, while a trip to the backyard reveals a beautiful lawn trimmed by lush vegetation. Oversized and sunny, the garden is filled with abundant fruit bearing plants. The nearby detached garage boasts great potential to be used as an ADU.

Check out the TrueView site for more photos and videos.

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9240 SE Taylor St - $372,000

Sold in 7 days, $72k over asking!

Beds: 2 | Baths: 1 | 1,007 sqft.

Cute, vintage bungalow with ultra modern updates is located in Southeast Portland's popular Montavilla neighborhood. Surrounded by beautiful landscaping, the charming stone pathway leads up to this home's elegant cedar shake facade. Around back, the fully fenced and lanscaped backyard is perfect for entertaining and kept private by lush greenery, a tranquil water feature, and numerous raised garden beds.

Check out the TrueView site for more photos and videos.

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9660 SW Nacira Ln - $397,000

Sold in 3 days, $13k over asking!

Beds: 3 (plus bonus) | Baths: 2.1 | 2,424 sqft.

This home is located in a quiet close-in Tigard neighborhood, just two minutes away from Washington Square and its shopping, restaurants and entertainment options. It also offers nearby freeway access. The home's facade features a welcoming porch, low-maintenance landscaping, and extra deep two-car garage.

Check out the TrueView site for more photos and videos.

Sneak Peeks for July 2015

With the continued inventory shortage, buyers can easily find themselves up against a frenzy of offers. It's my pleasure to give you this exclusive sneak peek at some exciting properties before they hit the market. This month showcases a diverse bunch from Portland to West Linn to the Tanasbourne area in Hillsboro. Here's your chance to fall in love before anyone else. Let me know if you'd like more information about these or if you want me to do a custom search for your ideal home!

Club House Dr, West Linn - approx. $495,000

Beautifully updated Hidden Springs home with master on the main. Backs up to Trillium Primary school and 3 blocks from Hidden Springs recreational pool and tennis courts.

Residence Bedrooms: 4 Bathrooms: 3 Square Feet: 2,780

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SW Sunset Blvd, Portland - approx. $499,000

Fabulous opportunity to make this the mid-century home of your dreams. Tons of potential: great bones, lovely lot, and desirable Hillsdale location. Bring your ideas.

Residence Bedrooms: 4 Bathrooms: 1.5 Square Feet: 3,246

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SW Maple Dr, Portland - approx. $549,000

Beautifully and thoroughly remodeled mid-century in prestigious Broadmoor. Surprisingly versatile finished lower level with bedroom bath is flooded with light. Perfect as art studio, playroom, or separate apartment.

Residence Bedrooms: 4 Bathrooms: 3 Square Feet: 3,646

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Suncrest Dr, West Linn - approx. $765,000

This stunning 5 bedroom home boasts a swimming pool, over 5,100 square feet of living space, and sits nestled next to the 1983 Street of Dreams. With plantation shutters on all windows, recent remodeling done to both the kitchen area and bonus room, this home, with a three car garage, is the perfect place to call home!

Residence Bedrooms: 5 Bathrooms: 4 Square Feet: 5,116

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NE Miriam Way, Hillsboro - approx. $225,000

Located near Orenco Station and The Streets of Tanasbourne in Hillsboro, this home enjoys easy access to a multitude of shopping, dining, and entertainment options. The front facade claims an attached garage and convenient side door access.

Residence

Bedrooms: 2 Bathrooms: 2.1 Square Feet: 1,715

Home Style Guide

When shopping for a new home, the industry lingo can be a bit daunting. Knowing your home styles will make your hunt easier, and just might turn you onto a layout you didn't know existed. This guide provides an overview of the most common home styles found in the greater Portland area. Each style boasts many features and nuances, with the broad strokes outlined in the following guide. With this as your starting point, you'll be equipped to swiftly narrow your search to find the perfect fit. Let me know your favorites and I'd be happy to go into greater detail with you!

Bungalow homes are renowned for their economy and charm. They often feature an open floor plan, with the majority of the space in the living room. Instead of fewer, large bedrooms, bungalows favor numerous smaller bedrooms. The majority were built between 1900 and 1950, and sit at one or one and a half stories tall.

A mid-century modern home features open living spaces, a good view of yards and patios, exposed beams, and high-tech kitchens. These homes were constructed mostly from 1940 to 1975. The design came from a focus on modern lifestyle, resulting in a clean simplicity.

Ranch homes ascended to the height of their popularity in the 1940s to the 1970s, often the choice of the booming middle class during the post-war period. In profile, a ranch home is close to the ground, long, and uses a minimum of decoration on the interior or exterior. Most often, they are single-story with an open, simple floor plan.

A daylight ranch mixes things up, featuring many of the same characteristics as a ranch home. However, it also boasts a daylight basement. That simply means that the basement mirrors the floor plan of the main level, while having windows that allow in daylight. Daylight basements often offer doors to yards or patios.

Portland Foursquare homes claim a boxy, square design. They typically stand two and a half stories tall with four square, large rooms to a floor, framed on the top and bottom by a center dormer and front porch with stairs. The unique shape of foursquare homes allows them an amazing amount of interior space - an important goal for city lots.

Different styles of homes fall under the term "traditional." Colonial homes, along with certain Cape Cod or Victorian homes can all be considered traditional. Instead of a set type of home, traditional homes are defined by their characteristics. Straight lines, lots of medium or large windows, and two story height all distinguish traditional homes.

Contemporary homes strive to defy definition. They often feature geometric shapes, plenty of asymmetrical designs, and large windows. The shape of the home itself can incorporate outdoor space, with shapes like L, U, or T being common. A large amount of contemporary homes employ eco-friendly materials and green, energy-conserving design.

Craftsman homes incorporate natural materials like wood, stone, brick, glass, and tile to create a comfortable, timeless home. They often boast gabled roofs, exposed beams, overhanging eaves, substantial porches, and stone chimneys. Interiors feature earthy and wood tones, wood trim with natural finishes, and many windows to allow plenty of natural light.

The townhouse brings another classic option to the table. Common in cities, townhouses are vertically oriented, narrow, and tall, often three stories. Townhouses are independent and often individually owned, while being adjacent to other townhouses, forming a row.

Success Stories for July 2015

This month's success stories paint the portrait of how swiftly homes are moving this summer, but there's more to it than just an inventory shortage. These homeowners worked with their agents to make sure the property was ready for the TrueView cameras to come in and make it famous. Bringing a desirable property to market with a skilled agent representing you is the perfect recipe for maximizing the value of your home. I'm always available to chat with you about how we could put your property in the same position. Let me know if you have any questions!

2747 SE 37th Ave - $586,000

Sold in 3 days, $97k over asking!

Beds: 3 | Baths: 2 | 2,306 sqft.

This wonderful Portland craftsman bungalow is surrounded by lush greenery in the front, with a paved stairway leading to the sizable and welcoming front porch. Around back, the expansive back yard is perfect for entertaining, featuring a beautiful wooden patio and deck that overlooks an abundance of bamboo trees and garden beds.

Check out the TrueView site for more photos and videos.

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4945 SW 18th Pl - $600,000

Sold in 5 days, $51k over asking!

Beds: 3 | Baths: 3 | 3,072 sqft.

This immaculate Portland day ranch sits proudly on a very private .19 acre lot, boasting lush greenery, neat landscaping, and a lovely front patio. Around back, enjoy distant views through the surrounding trees on the expansive Port Orford Cedar deck, perfect for entertaining.

Check out the TrueView site for more photos and videos.

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3911 NE 36th Ave - $512,500

Sold in 4 days, $43k over asking!

Beds: 3 | Baths: 1 | 2,076 sqft.

This gorgeous bungalow's tidy yard is adorned with lush greenery, welcoming guests up the pathway to the cheerful front door. Down the driveway, pass through the gate into the home's expansive yard. Enjoy outdoor living in the spacious backyard, with a play structure and sunny patio.

Check out the TrueView site for more photos and videos.

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3415 SE Stark St - $575,000

Sold in 6 days, $40k over asking!

Beds: 3 | Baths: 2 | 2,328 sqft.

This endearing two-story home is situated in the desirable and active Laurelhurst neighborhood of Southeast Portland. Enjoy multiple shops, parks, dining areas and cafes nearby, including close proximity to Laurelhurst Park, Zupan's, and Oblique Coffee Roasters.

Check out the TrueView site for more photos and videos.

M Together - I Have a Dream

The I Have a Dream Foundation is one of the nonprofit organizations M Realty supports to give back to the community. More than just a volunteer opportunity, what's exciting about this program is it allows businesses and professionals to collaborate with school clubs. We're able to take what we're passionate about in our industry and mold it into a positive career experience. These wonderful kiddos are being actively engaged and shown examples of their possible futures. They are taught that everything is within their reach.

This optimistic spark is cultivated by the I Have a Dream program from elementary through high school, making sure no child slips through the cracks. M's media team (a tight-knit band of photographers, filmmakers, graphic designers, copywriters and other industry professionals) that creates all our TrueView listing videos and presentations has had a blast getting the kids involved with the technology they use every day.

The M Together program helps keep me involved in projects like this, making sure I have opportunities to support my community at every turn. Let me know if you have any questions about how you can get involved!

Curb Appeal Is Screen Appeal

First impressions matter.

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The spotlight used to be on curb appeal. What emotions does a potential buyer experience when they first pull up to your house? Are they drawn to your home or repelled? What do the colors say? Technology changed things. Now, instead of only caring about curb appeal, sellers must think about screen appeal. After all, every buyer will be looking at their home online before coming in person.

Curb appeal is still integral to screen appeal, but it's just the tip of the iceberg. The most powerful strategy is to make sure your home is represented beautifully on every device available to buyers. A home isn't a series of images; it's an experience. TrueView captures the unique elegance and comfort of each home. TrueView captures a home's essence.

If your home is starting to look rough around the edges, it may be time to spruce things up a bit. It doesn't need to be difficult, expensive, or time-consuming. The small details can make all the difference. The trim, shutters, and front door are all places to give color some serious thought. If you tend towards being color-conservative, these are the perfect locations to bring new life with a new coat of paint. For the color-impaired, some basic research on the color wheel will go a long way.

External light fixtures tend to accrue cobwebs, rust, and sadness. Replacing them immediately upgrades a home to classy and modern, not to mention the increased safety. Your local garden center will sell ready-made planters with healthy flowers so you can swap dried up landscaping with some instant vibrance. Last, match the color of those "eyesore" items like drain pipes and electric boxes to the main color of your home, and they won't draw the eye of a buyer away from the beautiful features of your home.

With Trueview and a little care, your home's first impression will be magnificent.

Sneak Peeks for June 2015

The action is fast and competitive in the market right now so embrace any edge you can get on finding your perfect home. This month's exclusive offerings are spread throughout Lake Oswego, Wilsonville, Happy Valley and Portland. Take a look at them now before they're released to the general public!

5864 Stewart Glenn CT, Lake Oswego - approx. $790,000

This stunning, beautifully remodeled traditional rests on an expansive .22 acre corner lot in the Kimberly Woods community of Lake Oswego. Within the Lake Oswego School District, the home enjoys close proximity to a variety of parks and dining options. Pull up to the handsome brick and cedar facade, where a spacious three-car garage provides ample room for cars, tools and toys!

Residence Bedrooms: 4 Bathrooms: 2.1 Square Feet: 3,224

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7150 Molalla Bend Rd, Wilsonville - approx. $499,000

Spacious Wilsonville home with a brand new kitchen and main floor remodel! Master on main, bonus, den, and an Accessory Dwelling Unit (ADU) on the main for inlaw/caretaker/guest that includes a full bath and kitchenette!

Residence Bedrooms: 4 Bathrooms: 3.1 Square Feet: 3,034

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13050 SE Meadehille Ave, Happy Valley - approx. $379,000

Great room with fireplace and south sunshine. Kitchen features handset granite tile counters with backsplash, maple cabinets, and stainless appliances. 3 gas fireplaces, 2 decks. Master suite with fireplace, vaulted ceiling, walk-in closet, marble tile counter and shower.

Residence Bedrooms: 5 Bathrooms: 3.1 Square Feet: 2,935

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NE 15th Ave, Portland - approx. $559,000

Charming home with many original architectural details, a huge remodeled upper level master bedroom suite, and classic knotty pine family room with a fireplace and wet bar. A wonderful light-filled studio space behind the garage embraces a covered patio - perfect for al fresco dining/relaxing! The established border gardens make for lush, attractive outdoor spaces.

Residence Bedrooms: 3 Bathrooms: 2.5 Square Feet: 2,850

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1638 SW 58th Ave, Portland - approx. $395,000

This townhome in Sylvan Heights is an end unit, featuring luxury details and appointments.

Residence Bedrooms: 3 Bathrooms: 2.1 Square Feet: 2,096

Sunday Parkways 2015

The sun is out. Oregonians everywhere are assembling to resolve their vitamin D deficiencies. If you want to join them, Portland's Sunday Parkways is ready for you. For five Sundays each summer, different parts of Portland close off a few streets.

Out come the people of all fantastic shapes, sizes, and ages. Some walk, some ride bikes, some hula-hoop, but all are active. They have free reign over the streets, and if they get tired of moving they join into one of the many activities available such as group yoga or live music. Delicious smells fill the air, and the crown city of food carts shows its colors. The best part, however, is simply the people getting together as a community.

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Here are the dates:

North Portland Sunday Parkways - June 21, 2015 - 11am-4pm - 9.5 miles For Father's Day, celebrate with the family in North Portland and all it has to offer. Experience the Peninsula Rose Gardens, Harper's Playground at Arbor Lodge, and the beautiful views of Willamette Bluff. This event also partners with Make Music Day, so there will be no shortage of talented entertainment.

Northeast Portland Sunday Parkways - July 26, 2015 - 11am-4pm - 8 miles The Northeast Neighborhood Greenways are open to you. Fernhill, Woodlawn, and Alberta parks make for pleasant stops, while fun, food, and music awaits at Rigler Elementary School.

Southeast Portland Sunday Parkways - August 23, 2015 - 11am-4pm - 7 miles Colonel Summers, Laurelhurst, Ivon, and Sewallcrest parks will provide eats, beats, and even the opportunity to dance on what's sure to be a warm, sunny day.

Tilikum Crossing / Sellwood Portland Sunday Parkways September 27, 2015 - 11am-4pm - 7 miles Go out with a bang on this new route, including Sellwood and Westmoreland parks. The new Tilikum Crossing Bridge of the People is included for your exploration, before ending with food, fun, and music at Brooklyn School Park.

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So whether you want to rock while you walk, dance while you prance, or abide while you ride, Sunday Parkways has you covered.

Success Stories for June 2015

TrueView is designed to secure the most for your property by capturing its essence and conveying that beautifully to the world. Combine that strategy with a skilled real estate agent and our current market, and some of these success stories are staggering! $71k over asking price is simply phenomenal, and on a home starting over $500k, that's almost 13% over list price. Then if you read on, you'll see a home in SE Portland, going for $65k over asking, starting at $200k. That's 32.5% over asking price! These are certainly results to get excited about. If you'd like to discuss the best strategy for your home and what TrueView could do for you, please don't be shy. I take great pride in being your real estate resource!

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4409 SW Dosch Rd - $620,000

Sold in 3 days, $71k over asking!

Beds: 3 | Baths: 2 | 2,215 sqft.

Nestled in the hills of Southwest Portland, this wonderful Mid-Century Modern home is located near the amenities of both Hillsdale and Bridlemile neighborhoods while downtown Portland, OHSU and westside employment centers are just minutes away. The sleek Richard Potestio designed studio pavilion in front encloses a private sun-splashed entry courtyard and protects the home from the street.

Check out the TrueView site for more photos and videos.

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9720 SW 74th Ave - $440,000

Sold in 1 day, $20k over asking!

Beds: 4 | Baths: 3 | 2,165 sqft.

This gorgeous daylight ranch stands proudly in the Metzger neighborhood, boasting close proximity to Washington Square Mall, and a variety of parks and restaurants. Brimming with verdant greenery, the home's sunny facade features an expansive paver patio driveway, a grand, brick stairway entry and a sweeping front deck.

Check out the TrueView site for more photos and videos.

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9040 SW 52nd Ave - $355,000

Sold in 3 days, $13k over asking!

Beds: 3 | Baths: 2 | 1,450 sqft.

This remodeled 1990 one-story home is situated in a quiet Southwest Portland neighborhood. Wonderfully cared for and remodeled with modern amenities, enjoy a lush green backyard boasting a fence, an open deck, and a separate shed for extra storage.

Check out the TrueView site for more photos and videos.

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7316 SE Woodstock Blvd - $265,000

Sold in 4 days, $65k over asking!

Beds: 3 | Baths: 1 | 1,054 sqft.

Perched on a level lot, this charming Portland home is surrounded by proud trees and lush shrubbery. Easily maintained landscaping is found in the sizable backyard, where a covered deck creates the perfect space for outdoor entertaining.

Check out the TrueView site for more photos and videos.

Sneak Peeks for May 2015

This month's sneak peek is the largest in M Realty's history, featuring fourteen chances for you to fall in love with a property before it even hits the market! With the current inventory crunch, you deserve every opportunity to get a jump on the competition!  

Estates at Parrett Mountain, above Sherwood - approx. $1,300,000

Custom multi-generational home with two separate living levels. Upper level is three bedrooms, barrel vaulted great room, and bonus room. Lower level is two bedrooms plus den. Each level has separate entry, private outdoor decks, and three-car garage. Circular driveway, panoramic three mountain view, exceptional quality details.

Residence Bedrooms: 5 Bathrooms: 4.1 Square Feet: 5,738

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Forest Heights, Portland - approx. $650,000

Renovated custom home backing to treed greenspace. $80k in updates- new roof, int/ext paint, cedar siding, kitchen counters, appliances, tile bathrooms, carpets, and refinished hardwoods. Lower level with separate (1400 sf) one bed/one bath living quarters and 600 sqft shop.

Residence Bedrooms: 5 Bathrooms: 3.1 Square Feet: 4,842

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SW 18th Pl, Portland - approx. $549,000

Updated Hillsdale daylight ranch with remodeled kitchen and baths set upon a very private lot with distant views. Large beautiful yellow cedar deck wraps the back of the home for entertaining.

Residence Bedrooms: 3 Bathrooms: 3 Square Feet: 3,072

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Edenberry Dr, Lake Oswego - approx. $775,000

This gracious four bedroom home resides in a premier Westlake location in Lake Oswego. Situated on a beautiful landscaped corner lot, this spacious remodeled home offers the perfect place for family memories and is ideal for entertaining as well!

Residence Bedrooms: 4 Bathrooms: 3 Square Feet: 3,100

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SW 58th Ave, Portland - approx. $395,000

This townhome in Sylvan Heights is an end unit, featuring luxury details and appointments.

Residence Bedrooms: 3 Bathrooms: 2.1 Square Feet: 2,096

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SW Scholls Sherwood Rd, Sherwood - between $350k-$375k

Quiet country home just minutes from shopping in Sherwood. 5.6 Acres pasture/farm land with pole barn and shop. Strong bones, and ready for modern upgrades.

Residence Bedrooms: 3 Bathrooms: 1.1 Square Feet: 2,016

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SW Nacira Ln, Tigard - under $400,000

Newer craftsman in convenient location near Washington Sq and Hwy 217. Lots of space: great room concept with 3 bedrooms plus den and big bonus room. Private backyard w/ natural landscape.

Residence Bedrooms: 3 (plus bonus and office) Bathrooms: 2.5 Square Feet: 2,424

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SW Troy St, Portland - approx. $499,900

Classic traditional fixer on a large lot with Mt. Hood views. Living room with hardwoods and windows on both sides, sunny study off the kitchen and formal dining. Oversized gardener's lot.

Residence Bedrooms: 3 Bathrooms: 2 Square Feet: 2,711

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SE 79th Ave, Portland - approx. $285,000

Charming South Tabor cottage with original hardwood floors, kitchen open to dining and living area, finished basement, large back yard, and oversized detached garage.

Residence Bedrooms: 3 Bathrooms: 2 Square Feet: 1,440

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SW Highland Pkwy, Portland - approx. $299,000

Cute 1940s cottage with all original kitchen and bath on a huge (over a quarter of an acre) flat lot in Sylvan Highlands.

Residence Bedrooms: 2 Bathrooms: 1 Square Feet: 1,700

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S Skylane Dr, Canby - approx. $690,000

Live with your plane in this custom contemporary executive home on 1 acre. Features an open great room floor plan with gourmet kitchen, master on the main and soaring ceilings. Oversized 3-car attached garage and a 55' x 65' hangar. Airport is Dietz Airpark ID#OR40, one of the best rural aviation active airparks!

Residence Bedrooms: 4 Bathrooms: 3 Square Feet: 3,337

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NW 81st Pl, Portland - approx. $515,000

Custom built contemporary with panoramic views, minutes from downtown. 4-car garage. Schools: Forest Park, Lincoln.

Residence Bedrooms: 3 Bathrooms: 2 Square Feet: 2,554

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NW Skyline Blvd, Portland - between $325k-$350k

This lot with a view is located on NW Skyline Blvd, just south of NW Thompson Rd.

Lot Square Feet: 12,400

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NW Skyline Blvd, Portland - between $325k-$350k

Another lot with a view, situated on the corner of NW Skyline Blvd and NW Thompson Rd.

Lot Square Feet: 15,500

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Understanding Urban Infill

Even with all the attention urban infill has been getting lately, it's surprisingly difficult to get a clear and concise explanation of it. Here's Portland's urban infill issue painted in broad strokes:

• We have a regional government council called Oregon Metro that protects Portland's surrounding farmland, forests and municipal boundaries with an Urban Growth Boundary.
• This Urban Growth Boundary prevents urban sprawl into protected areas.
• Builders can't level land and construct endless concrete commuter communities out toward the horizon.
• Despite the Urban Growth Boundary's gentle expansion, there are more Portlanders arriving every day and they need places to live.
• So builders are buying where they can, tearing down homes, repurposing other buildings and sub-dividing lots into multiple properties.

Thus, urban areas are being filled-in with new construction. This often causes uproar due to the loss of familiar neighborhood landmarks, its added stress on urban services and an increase in traffic congestion.

In Portland, the most recent and loudest outcries have come when builders tear down something old and familiar to hammer together a structure that some neighbors perceive as out of place.

But not all builders are mustache-twirling profiteering villains. Some take great care to design homes that share the aesthetic of the neighborhood, offering modern amenities in a style meant to preserve the community's charm. Others strive to design and build modern structures to reflect today's tastes and energy-efficient systems.

Check out this brand new home, crafted with the traditional architectural flair of a turn of the century Portland Foursquare. Or, rather than tear down a property entirely, this 1894 Queen Anne was rebuilt to maintain its Victorian charm.

The bottom line is there will always be a degree of public outcry whenever something new replaces the long familiar. In an ideal world, we would be able to increase density without controversy. As it is now, with Portland's regional governance calling the shots via the Urban Growth Boundary, we've quite literally elected for urban infill over urban sprawl.

In the absence of a perfect population density solution, you're unlikely to hear the last of urban infill outcry anytime soon. Headlines aside, when it comes time to purchase a home, you can either support the traditional, embrace the new or seek out a hybrid of the two.

The Allure of Modern Homes

Style travels in waves, lapping at the shore of our social consciousness only to ebb and return on the next tide. The modern architecture style is especially well-suited to Portland and its appeal never leaves the forefront here for long.

You tend to know mid-century modern homes when you see them because they look like you'd be living in an episode of Mad Men. Evolving from the aftermath of World War II industrial construction efforts, architects could now incorporate steel and plywood into their designs. But this wasn't simply an application of new materials. Mid-century modern architects truly embraced the artistic power of their profession, their signatures boldly emblazoning Portland neighborhoods to this day.

Modern architecture is an echo of modernist philosophy. It was a rejection of the traditional in favor of embracing the present (and the future) as it presents itself. Unnecessary flourishes and artifice were thrown out in favor of clean, unbroken planes. When you can look up at the naked functionality of a post-and-beam ceiling, you see the structure of your home for exactly what it is.

This design's unfiltered acceptance of reality extends to Nature as well. Floor-to-ceiling windows invite the outside in. As children grow up in these homes, they don't have to wait to be tall enough to peer out a window, but are face-to-face with the world as soon as they can crawl. Some modern home designs even feature an atrium, truly treating Nature as a member of the household.

Ensconced in the enviable landscapes of the Pacific Northwest, many of Portland's contemporary builders are still employing the modern style in today's homes for its aesthetic appeal. Not only do these properties love the camera lens, but their owners love living in a work of art.

Success Stories for May 2015

TrueView success stories abound! With buyers already hungry for the low inventory of homes, making your property stand out can whip the potential buyer pool into a profitable frenzy. While it's common to see this activity in a more modest price range, where there are more people shopping, luxury homes are also benefitting from the TrueView treatment. Leading the pack this month, we have a property above $850k that garnered multiple offers and sold over the course of its first weekend on the market.

This kind of indicator bodes well for the entire market. As you can see, every other home highlighted this month sold during its first weekend of offers for more than $30k above its list price.

Now is the perfect time to chat about your own real estate plans!

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2624 NE 24th Ave - $857,000

Sold in 5 days, $8k over asking!

Beds: 4 | Baths: 3.1 | 2,921 sqft.

This handsomely remodeled 1922 Dutch Colonial is situated in the desirable Irvington neighborhood, served by Beverly Cleary and Grant schools.

Check out the TrueView site for more photos and videos.

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4721 NE 25th Ave - $512,000

Sold in 3 days, $32k over asking!

Beds: 4 | Baths: 2 | 2,860 sqft.

This fantastic 1906 Old Portland home is located in a thriving community, conveniently close to bustling Alberta Street, where a wide variety of local dining and entertainment options are waiting to be explored!

Check out the TrueView site with more photos and videos.

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4263 NE Simpson Ct - $340,000

Sold in 4 days, $40k over asking!

Beds: 2 | Baths: 1 | 1,436 sqft.

Situated in the Cully neighborhood of Northeast Portland, this bungalow maintains the charm of its 1926 construction.

Check out the TrueView site with more photos and videos.

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6023 NE 11th Ave - $491,000

Sold in 4 days, $46k over asking!

Beds: 4 | Baths: 2 | 2,504 sqft.

Situated in desirable NE Portland, this classic craftsman is minutes away from bustling Alberta St, Killingsworth and Dekum Triangle restaurants, shops, and entertainment.

Check out the TrueView site for more photos and videos.

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Sneak Peeks for April 2015

Nothing beats getting a jump on the competition when you're looking to buy a home. Or perhaps you'd like to gauge what you're up against if selling is in your future. Regardless of your situation, here's your chance to take an exclusive first look at these homes before they hit the market!  

SW Richenberg, Portland - approx. $599,000

Nestled in the hills of Southwest Portland, this wonderful Day Ranch features the amenities of the Hillsdale area with the convenience of downtown Portland just minutes away. Nearly a quarter of an acre, the home's expansive lot is decorated with a sweeping lawn, neat landscaping, and is outlined by tall trees and shrubs--creating a wonderfully peaceful atmosphere.

Residence Bedrooms: 5 Bathrooms: 3 Square Feet: 3,120

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Washington Ct, Lake Oswego - approx. $515,000

Completely remodeled ranch on expansive lot (over 1/3 acre) with 4 beds, 2 bathrooms. Great Lake Oswego location and schools. Backyard possibilities are endless!

Residence Bedrooms: 4 Bathrooms: 2 Square Feet: 1,800

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NW 118th Ct, Portland - under $400,000

Well maintained one level with updated kitchen and baths. Double garage and carport. Energy-efficient. Cul-de-sac location with convenient access to downtown.

Residence Bedrooms: 3 Bathrooms: 2 Square Feet: 1,855

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SE 77th Ave, Portland - approx. $319,000

Same owner for over 50 Years - Detached oversize 2 car garage, corner lot with private back yard, well maintained. Original hardwood floors under the carpeting for the last 50+ years.

Residence Bedrooms: 3 Bathrooms: 2 Square Feet: 1,870

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SW Cross Bill Terrace, Beaverton - approx. $325,000

Enjoy the gorgeous courtyard entrance to this Fountain Court townhome, with open 2 story foyer entry, formal living room and dining room, fireplace in family room, eating bar in kitchen, master ensuite/walk-in closet, 2 more bedrooms/full bath up. Oversized 2 car garage with plenty of space for workshop.

Residence Bedrooms: 3 Bathrooms: 2.1 Square Feet: 1,777

The Right Time to Sell

It's one thing to hear buzz about the real estate market heating up (it's an exciting indicator for those looking to sell), but it should really prompt home owners to take a deeper look at their own property and then gauge the most strategic time for them to enter the marketplace.

Looking at the inventory trend (the number of homes on the market) over the last several years, we're seeing a steady decline in quantity. Certain aspects remain predictable, like the obvious seasonal rhythm in Portland's buying trend. And even a glance at these graphs confirms that it's a definitely seller's market. With fewer homes available, demand must be higher, right?

Yes and no. The clamor over "quality homes" is higher than ever. Well-presented properties with desirable traits can spark multiple-offer situations (bidding wars), pushing up the final selling price. But our region also possesses an educated buyer pool, savvy to artificial hype due to limited selection.

So we must gauge what makes your property special. If it's your outdoor spaces, it can actually be beneficial to hold off until everything is in full-bloom for a TrueView photo/video shoot on a sunny day. Or if it will be possible to professionally stage your home in two months, the investment can be well worth the wait. Every seller's situation is unique.

Inventory is down, absorption rate (the percentage of available homes that are being purchased) is up, but that's certainly no reason to panic into selling. Also, this data shows the trend of the greater Portland market. The most valuable data for your situation can be gathered from your neighborhood market.

Now is the perfect time to partner with your favorite agent and formulate the best plan for your home!

Hidden Gems: Portland Hikes

Nestled between coastal and Columbia River Gorge hiking treasures, it's easy to overlook the gorgeous hikes we have right here in Portland. These three gems provide an immersion in nature without a considerable investment in driving time. Explore the one closest to you or hit all three for a hiking hat-trick!

Wildwood Trail to Pittock Mansion Hike Beginning this hike under the Thurman Street Bridge, the Wildwood Trail winds its way up and through a lush green landscape, populated thickly by tall trees that echo with birdsong. Expect to meet friendly flocks of local trail runners, making the pleasant climb past the mysterious Stone House, across Cornell then onward and upward to Pittock Mansion's perch in the West Hills. This hike offers lush scenery typically found farther east in the wilds of the Columbia Gorge as well as the chance to tour a landmark rich with Portland's history. Start: Lower Macleay Park Trailhead End: Pittock Mansion Distance: 5 miles (round trip) Elevation Gain: 900 feet Cost: free (mansion tours $7-$10 depending on age)

Crystal Springs to Reed Canyon Hike Crystal Springs Rhododendron Garden serves as a mecca for local flora, fauna and waterfowl. Begin your journey in the manicured grounds, its rhododendrons in bloom from mid-March through the summer, and progress into the 28 acres of rehabilitated forest in Reed Canyon. Deer are prevalent, as well as river otters, who can be glimpsed pulling fish out of man-made Reed Lake. The canyon is also home to Reed College, its nostalgic Tudor-Gothic architecture perfectly at home in the natural setting. Leisurely return to the trailhead while ruminating on this center for academia set in the simple beauty of classic Northwestern environs. Start: Crystal Springs Trailhead End: Crystal Springs Distance: 2.4 miles Elevation Gain: 145 feet Cost: $4 - March through Labor Day from Thurs-Mon, free all other times

Tryon Creek Hike Located just north of Lake Oswego, this verdant state park is bisected by Tryon Creek, which is fed here by a network of smaller streams. The abundance of trail options (pick up a free map from the visitor center at the trailhead) allows for creative exploration of several modest bridges spanning the waterways. Chart a trek of ideal length or simply meander through the lush expanse of protected land, losing yourself in this wooded oasis amidst civilization. Start and End: Tryon Creek State Park Trailhead Distance: roughly 2.5 miles (hikes vary) Elevation Gain: roughly 200 feet (varies) Cost: free

M Together: Oregon Food Bank

"Why aren't you eating, Dad?"

He smiles, telling his children that he's already eaten, or that he's not hungry. In reality, he waits until his family have finished their meals, only then taking what is left over.

Stories like this are far too common, but thankfully, the Oregon Food Bank is there to help feed your fellow Oregonians (and even the residents of Clark County, Washington). Last year, they distributed over 44 million pounds of food to hunger-relief agencies.

There are numerous ways to help combat hunger: by donating food, funds and/or your time. Last month, as part of the M Together program, several M Realty agents and staff donned hair nets and volunteered, packaging over 11,000 pounds of frozen vegetables. This is but one outing for an on-going community outreach program, and M looks forward to its next visit!

Sneak Peeks for March 2015

From Southwest to Northeast to Cannon Beach, this month's sneak peeks are a diverse bunch. Take this exclusive first look at these up and coming homes and fall in love before anyone else even gets the chance!  

NE 24th, Portland - approx. $849,000

Gorgeous home with desirable floorplan: 3 bedrooms and 2 full baths upstairs, including large Master Suite; spacious living and dining on main, remodeled kitchen with eating area and access to back yard, garden and patio; finished lower level with 4th bedroom, 3rd bathroom, comfortable family room and outside entry. Preview the home's TrueView website here!

Residence Bedrooms: 4 Bathrooms: 3.1 Square Feet: 2,921

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SW Cooper Ln, Portland - approx. $435,000

Spectacular craftsman with a bright, open main level floorplan featuring high ceilings and sleek for floors. Bedrooms, including the luxurious master suite, are tucked upstairs for privacy.

Residence Bedrooms: 4 Bathrooms: 2.1 Square Feet: 2,193

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Breakers Point Condo, Cannon Beach - approx. $429,000

One of three free-standing townhome-style condos at Breakers Point. Features multiple decks for outdoor entertaining, private clubhouse with guest quarters, indoor community pool, indoor tennis court and private beach access.

Residence Bedrooms: 2 Bathrooms: 2.5 Square Feet: 1,456

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NW Angela Ln, Hillsboro - approx. $249,900

Charming ranch home in serene Hillsboro, perfect for those seeking a single-level lifestyle.

Residence Bedrooms: 3 Bathrooms: 2 Square Feet: 1,503

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SW Sagert St, Tualatin - approx. $170,000

Townhouse-style condo in Tualatin Orchard Hills with two master suites upstairs. Slider from dining area out to private patio. Newer siding, interior and exterior paint, and hardwoods will make for a great investment property or owner occupied!

Residence Bedrooms: 2 Bathrooms: 2.1 Square Feet: 1,129