My Favorite Neighborhoods, Part One: Heceta South

Florence, though a small town, includes areas and subdivisions both north and south of the Siuslaw River bridge, all with unique neighborhoods with their own style, ambiance, amenities and microclimates. One subdivision near the beach but out of the tsunami zone is a favorite of mine: Heceta South. Perhaps its distinguishing feature is the size and character of the lots, which range from .4 acres to .8 acres and are heavily vegetated with native plants and trees, primarily salal and shore pine. The CCR's require a 10 foot vegetative buffer around the perimeter of each property and that's such a good thing. Not only does it preserve native vegetation which provides food and shelter for animals large and small, like bear, deer, chipmunks, squirrels and birds, but it also acts to retain fragile beach area soils from washing away, acts as a rain filter, looks beautiful and, not insignificantly, acts as a wind break for our summer winds from the north and from our infrequent winter storms from the south. The homes in Heceta South are all custom built, so no tracts of the same design here. Home sizes range from about 1,800 to 3,000 square feet. Since there are only two access roads into the subdivision, the whole neighborhood is one big cul de sac with wide streets that are perfect for jogging, biking and walking. Most streets are either flat or sloped gently. Though there are a few second homes, most homes are owner occupied with very few rentals. What few rentals there are tend to be long-term rather than vacation rentals. Properties are very well kept, many with lovely landscaping, some with vegetable gardens planted with blueberry bushes and cool weather crops which do especially well in the prevailing temperatures in and around Florence. I am particularly fond of two homes that are for sale now in Heceta South. One is a short sale, particularly well-priced at $299,000. http://preview.tinyurl.com/y9tnud3 My favorite characteristic of the home is the cathedral ceiling in the living room with floor to ceiling windows that look out at a sea of green. My other favorite home is probably the most interesting home architecturally in Heceta South: http://preview.tinyurl.com/ye4ftzr It reminds me of a ship at sea with all the different windows and roof lines. It has 7 decks, a 3/4 acre lot on which live fascinating wild life, hardwood floors, a backyard Zen garden and so much more. If you want the best of living close to the beach without the disadvantages of being oceanfront, this neighborhood is the perfect choice.

Distressed Properties in Florence, Oregon

There are 15 homes for sale in the Florence multiple listing service that are bank owned, ranging in price from $44,000 to $405,000. The home for $44,000 is a tear down on highway 101 north of town. The home for $404,000 is in the highly desirable south lakes area on a quiet dead end street. It was built as a spec. home, has never been occupied and is very nice with over 3,000 square feet. There's also a condo in Old Town Florence for $148,000 and a condo at Florence's only beachfront resort, Driftwood Shores, for $299,500. There are four short sales. My favorite is a 2006 square foot custom home in Heceta South, one of the beach area's most sought-after neighborhoods because of the large lots and the heavy native vegetation which gives homes great privacy. If you'd like the complete list of foreclosed and short sale homes, contact me at hope@hopemacmanus.net or call my cell at 541-991-7480.

Carbon Monoxide Detectors Mandated by HB 3450

The Oregon legislature passed HB 3450 in June mandating residential carbon monoxide detectors under the state building code. This requirement becomes effective in April of 2011. Carbon monoxide detectors will also be required in all residences with a carbon monoxide source at the time of sale under State Fire Marshall rules also to become effective in April 2011. Until the rules are adopted and the time of sale requirement becomes effective, no change in real estate practice is necessary.

Condos in Florence Oregon

There are 53 condos for sale in Florence now ranging in price from $110,000 to $479,000. The condo at $110,000 is an apartment conversion about 10 blocks from Old Town. The condo listed at $479,000 is in Old Town with views of the Siuslaw River in a beautiful building with elegant tiled courtyard outfitted to appeal to those who love Tuscan themes. Secure parking on the ground floor of the building combined with a market and gift store offer the discriminating buyer just what they need. The best deal in a condo is on Jasper Lane. Priced at $129,00 with 1368 square feet and a garage, it's a good investment whether you live in it yourself or rent it out. My favorite view condos are the Bay Bridge Condos. Built in the 1980's, many of these condos have fabulous views of the river and the Glenada Dune on the south side of the river. Sunsets are spectacular. There are two units for sale both priced at $299,000. One is 1500 square feet; one is 1048 square feet. The smaller unit is ground floor on one level. The larger unit is two level. Both have covered carports and outside storage. Home Owners Association Dues range from $75 a month at Cedarwood (there's a nicely renovated unit there priced at only $114,500) to $319 a month at Bridgeport Landing. If you'd like further information on condos in Florence, email me or call me at 541-991-7480. www.oregoncoastrealestate.com

Florence Oregon Real Estate Market Report Summary for August

There were 467 active listings in the Florence Multiple Listing Service in August compared with 542 in August 2008, a decline of 13.9%. This decline may reflect sellers choosing not to list their home for sale in a very soft market, hoping for a better market in 2010. The Florence MLS includes homes north and south of the Florence city limits, and east to and including Mapleton. Average home sale price was $220,200 compared with $256,300, a decline of 13.3%. Days on the market increased by 27.5%, from 233 to 297. Closed sales declined by 28.8% year over year; 84 so far this year compared with 118 this time last year. Pending sales were up in August over last August but the Florence MLS is on track for a serious sales decline in 2009, right now, minus 28.8% compared with 2008. There have been no sales of homes over $1 million dollars this year and only 3 sales over $500,000. Since the greater Florence area is a retirement area, we depend on buyers moving here from California, Arizona, Washington and other such states. Until the markets there improve substantially, Florence's real estate market is likely to remain lethargic at best. Foreclosures in such areas as Sacramento and Phoenix are selling rapidly, a positive sign, but there is much more to go before Baby Boomers are able to sell their homes at a good price and relocate to Florence, Paradise on the Pacific.

Lots of Lots for Pennies on the Dollar in Florence

This morning I had a lovely couple walk into the office. They have a home in Grants Pass and an RV lot in Arizona and are looking for an RV lot in Florence because Grants Pass is way too hot in the summer. There are lots of lots for little to nothing in Florence right now, some of which are foreclosed lots in lovely subdivisions, some in gated communities on the golf course, some in 55+ parks, some in the country, one with a fabulous view of Old Town Florence, the Siuslaw River and the beautiful Conde McCullough bridge built in 1936, http://tinyurl.com/kpp8fw. I sent them off to explore the two best lots for their RV and for investment. If they're smart, they'll be back because now's the best time to purchase a lot or a home in our area. Prices haven't been this good since before the 2004-2005 boom. Check out all the Florence area lots for sale at www.oregonflorencerealestate.com. Contact me for my two favorite lots for sale.

A Bungalow by the Sea for You and Me Honey 'Cause Home Prices in Florence Oregon Just Hit Bottom!

Florence, Oregon has seen few foreclosures and only modest home price declines. In fact, many homes in the over $350,000 price range are still overpriced. However home prices in the lower end of the market have come down substantially. The Coastal Highlands neighborhood is a good example. This neighborhood is comprised of modest 3 bedroom 2 bathroom homes built in the late '90's. Folks who live there are police officers and hospital workers with a good sprinkling of retirees. There's one lovely home listed at $155,000 that's on a quarter acre with a fenced yard, 2-car garage, new paint inside and out and new carpeting. That's a good buy in this town any way you look at it. Take a look at MLS #9044819 at http://www.oregonflorencerealestate.com/. I guarantee you, the home looks better than the photos and it's not my listing either! So if you want to live in Paradise on the Pacific, all indications are that this really is the time to buy, especially if you want a sweet bungalow in a pretty, quiet neighborhood. And if you're interested in a list of foreclosed and short sale properties, I have one. Just email me and ask for this free report and I'll send it right along: hope@hopemacmanus.net

Florence Oregon Real Estate Goes to the Dogs!

It's another fabulously beautiful day in Old Town Florence, Oregon. Lots of Eugenians and Rosebergians have made a hasty departure from the sodden heat of the valley in search of cool breezes and delicious smoothies at the Herb Jar next door to the Home Finder Service Real Estate office in Laurel Crossing. Many of the folks who drift into our lovely office with its comfy overstuffed leather chairs, doors open of course so that we can enjoy the splashing of the fountain--bring their dogs in. Yes, we're a dog-friendly place, as is all of Florence. We are so proud of our animal shelter which operates primarily on volunteer love and labor and the proceeds of sales made at the Florence Humane Society Thrift Store located a couple of blocks from the Home Finder's office. Today Harry the fox terrier stopped in with my friend, Pam, to get a few tasty biscuits. I'm wild about Harry and you'd be wild about Harry too, he's so handsome, polite and perky. Pam and I talked real estate for a few minutes. Pam has discovered the wonders of Florence and is escaping the heat of Oklahoma City. She's so enamored of our fair town that she's returning to Okieland in a couple of weeks, selling her home there, and plans to buy a home in Florence either in Greentrees Village, one of our two 55+ gated communities, or a little bungalow within walking distance of all the pleasures of Old Town Florence. And boy, are there some real estate deals to be found right now. One of the Laurel Crossing condominiums above our office is listed below $150,000. When these condos were first on the market in 2004, they sold for $300,000 plus. If you're looking for the next great deal, let me know. I'll send you a "Picks of the Week" report and you'll be on your way to owning a piece of "Paradise on the Pacific." http://www.oregonflorencerealestate.com/ email: hope@hopemacmanus.net