The McCreith Team is proud of our sales record, but it’s really not about closing the most deals. Our greatest pride is in creating a positive real estate experience and financially profitable transaction for each of our clients. The McCreith Team is dedicated to serving Yamhill County and the greater Portland metro areas with the highest standards of excellence. We are optimistically hopeful and excited about 2010!

You don’t always have to dedicate an entire room for your home office. In the example above – there was simply not enough rooms in the house to use as a home office – so we got creative and just artfully placed a desk in front of window in the family room – wah lah!. Home offices are now more than ever very popular. They’re many of people who work and operate out of their home office these days. When a homebuyer is looking at your property, having an idea of where they can set up their home office is most likely to be high on their list. In Home Staging – you have to be creative in making a space work, no matter the obstacles in play.

This 3 minute video demonstrates how to effectively prepare the home office for showings.

Stone and tile both make beautiful flooring but when the grout becomes dirty and stained it can end up looking grimy and detract from the overall look of your house. There are cleaning solutions to most grout stains that will save you the money of having to replace your grout. A pH-neutral tile cleaner can be found at any tile store. Find one that doesn’t contain bleach (unless your grout is bright white) as this will lighten the grout. Always wear gloves to protect your hands from harmful chemicals.

The first step you’re going to do is pour some of the cleaning solution onto the floor and, using a soft-bristle brush, work it into the grout. Then, with a sponge and water, rinse the grout thoroughly. Soak up as much water as you can with a rag to expose stains as water will darken the grout leaving the stains hidden.

For coffee, juice and wine stains, scrub the grout with a bleach-free cleaner and allow this to do its work for a few minutes. Then rinse thoroughly. For rust and hard water stains, use a bleach-free scouring powder. For fresh paint use a commercial grade paint remover as directed by the label. For dry paint, you’ll want to scrape it gently with a razor to loosen its bond with the floor. If this doesn’t do the trick, use a paint remover. For oil stains, use a detergent that is free of dye. With this home cleaning tip your floor will look good as new in no time!

Article Source: www.homestagingchannel.com

Many properties throughout our rural areas have wells for their primary source of drinking water. Effective January 1, 2010, sellers are required to test for arsenic in certain wells upon accepting an offer.

This year, the Oregon State Legislature passed Senate Bill 739, which requires testing for arsenic be added to the required tests for coliform bacteria and nitrate in well water. The tests are required for any property transaction that includes a well providing ground water for human consumption.

Arsenic has been added to the required tests because it is a natural contaminant common in Oregon and because drinking water with high levels of arsenic causes an increased risk of many health problems such as cancer, diabetes and harmful effects to the heart, nervous and circulator systems. Public water systems are required to routinely test for arsenic.

The law requires a seller to submit test results of the water to both the Department of Human Services and the buyer within 90 days of receiving the test results. Testing must be performed by a state-accredited laboratory.

State law also requires that all private wells not already registered with the state be registered at the time a property is transferred. Click here for more information on the state well registration program.

If domestic water is supplied by a private well, a buyer should verify to the extent possible whether the well provides adequate water for domestic needs. It is strongly recommended that a well flow test be conducted prior to the purchase of any property that depends on a well for domestic water. Careful attention should be paid to any disclosures or representations by a seller. Buyers should review all available well records. More information on well logs is available at the Oregon State Water Resources Department.

Even when wells are inspected and tested, it is impossible to guarantee a continued supply of water. Catastrophic events can and do occur that can change the well quality virtually overnight. Other events, such as development and drought, can affect the quality of an aquifer over time. Any test of a well is merely a snapshot in time and is not an indication of a well’s performance in the future. Any kind of well report should be viewed in this light.

If you are a buyer, be aware that you should have a professional inspection, review the well log and flow tests as they are critical in determining the functionality of that private well.

Click Here to View the Market Action Report- November 2009

You would think it is Christmas! The numbers in November’s report look like an remarkable gift. 72.4% increase in closed sales compared with last November, and 19.9% increase in pending sales; this is the largest increase on record! The previous record was 56.9%. Read on…

Is that because the sales are so high this year, or the sales were so low last year? A year ago we were shell-shocked by the banking crisis. Were we seeing the beginning of a depression? Was anyone lending? Was anyone uptight about the elections? The stock market was in a free-fall and we were still in the middle of the mortgage and housing calamity. Paralyzed or frozen seem most apt descriptions. Therefore, other than to take comfort in the fact that we are doing better than one year ago, we should not read too much into those numbers.

In this report, inventory climbed modestly but in keeping with seasonal expectations; it is still at an attractive level. This should contribute to price stability. Both the average sale price and the median sales price have declined, each from last month, and from last year (ASP down 11.4%; MSP down 9.8%). Pricing is still searching for a bottom. Price declines continue to be fueled by bargain shoppers and some desperate, and other realistic, sellers. On average for the metro Portland market, pricing is about where it was in mid-2005! Of course, remember that all real estate is local. Prices are better in some places and price ranges, and worse in others.

The good news continues to be the incremental improvement each month. Many economic indicators give confidence that we are recovering from the deepest recession since the depression of 1929. I find consensus among older colleagues that this recession, while similar in effects to the early 1980’s, is worse because of the banking crisis. However, it is still only about half as bad as the post ‘roaring 20s’ depression.

While we in the housing industry are all bruised and bleeding, we remain optimistic for continued improvement next year. We agree that it will still be a rough winter/spring but expect conditions to have significantly improved by spring/summer. So much depends on the performance of the larger economy. Meanwhile we are getting a priceless education, enhancing our skills, upgrading our methods, overhauling our websites, and further developing our professional services. We appreciate your trust and loyalty, and we are grateful for the referrals of your friends, family, and colleagues.

You can always view our Market Action Reports and other market data on our websites and blog. We post much local information and the most valuable articles we receive from our industry associates. Currently the best opportunity is the stimulus tax incentives. This is a gift, worth so much more than its face value, and available for purchases under contract before the end of April, closing by the end of June. Comprehensive information is provided about the tax incentives for first time buyers and almost anyone who buys through this spring. See the links in my signature below.

Attached you will find the Market Action Report and a Home Sales Report for November, and two 30 day snapshots as of 12/17/09 of current pending sales and closings. The latter are sorted by price and then by city for Yamhill County. Other areas are available by request.

Best regards,
Randy

Randy McCreith, Principal Broker
Bella Casa Real Estate Group
503-310-9147 Cell
The Marshall Building
207 NE 19th Street, Suite 100
McMinnville OR 97128
866-281-6653 Fax
randy@thebellacasagroup.com

Do you appreciate fine, local art? Do you enjoy McMinnville’s quaint downtown in all of its Christmas glory? This Saturday you can particpate in the Art & Wine Walk along with a free carriage ride from 3pm-5pm with beautiful white horses and carriage provided by Don Price of Equestrian Tours.

Download the Walking Guide Here. Walking Guide Art & Wine Walk

Check out this great 3 minute demonstration of staging a living room and see the tips below!

Tips for Staging the Living Room
- Arrange the room in a conversational way, if it’s not arranged like that already. A living room design and layout should be conducive to group conversation and family interaction. Experiment with different arrangements until you get it right.
- Let the living room breathe. If it’s hard to walk through because of furniture size and/or arrangement, remove some items and place them in storage.
- If your living room furniture consists of a cheap table with wobbly legs and your couch from college days, replace them with some nice rental pieces.
- If the furniture is worn or stained, but otherwise intact, invest in some nice-looking slip covers. This is a low-cost way to enhance the appearance of older chairs and couches. Slip covers can also help you neutralize “loud” fabric colors.
- If you have a mantle in the living room area, clear it of most items (such as family photos and knick knacks) and leave only a decorative vase or flower arrangement.

Realtor.com , www.stagingbug.com

What About Automated Online Valuations???
Many websites offer an automated valuation of your property. Although this is an option in the Ethernet world, it is just a hook to get you drawn in; there is no such thing as an accurate automated valuation in the real world!

Online valuations access county sales and tax assessment data, and sometimes multiple listing data. There is no consideration of the actual market conditions at the time of sale (which can vary significantly), the specific neighborhood or area, the type of property, or the condition of the house and property. Is it a fixer, a bulldozer, dated, recently remodeled, high-end construction, or a do-it-yourselfer? What about the schools, view, proximity to traffic, trains, industry, noise, or anticipated detrimental changes to come (and the list can be long)? Tax assessments rarely match actual market value.

The only way to properly value a property:
1. Walk the property and see the home in person. It takes ‘boots on the ground’ reconnaissance to make smart decisions. One cannot even begin the research until this has been accomplished.
2. Know the comparable areas. Two towns located in the same county will have considerable differences in value because of numerous tangible and intangible differences. This goes for neighborhoods as well.
3. Compare the property with genuine comparable properties. Two statistically identical homes will be dramatically different in price because of location alone, and there are always other considerations as well.
4. Compare sales which occurred in the same market conditions. Appraisers prefer ‘comps’ to be no older than 3 months, almost never more than 6 months. It does little good to see properties which sold last year unless you have a depth of knowledge to properly extrapolate value.
5. Compare with actual sales in the free market. Distressed sales which are the result of foreclosure, or closed sales within a family, do not reflect the actual market price. They distort the value and need to be eliminated from consideration.
6. Many of the problems we now suffer from (the sub-prime mortgage mess, rabid speculation and non-existent standards) are tied to the fact that in-person appraisals were not performed. Instead, lenders relied on automated valuations to support their loan programs.

Locally, we can begin with McMinnville, which is the County Seat of Yamhill County. With 30,000 residents, McMinnville is only 13 miles south of Newberg and its 20,000 residents. Each is a college town and yet the markets are very different. Each of our smaller towns has its own character and set of unique values. The prices of homes in Amity are far different from Yamhill. Carlton is not far from Dayton, but there is a significant price difference. Sheridan and Willamina are at the southern end of the county and Gaston is at our northern most point; they all represent different markets. Dundee is the epicenter of Oregon’s world renowned wine industry, and so it is a valuable place to live. It also has legendary traffic problems, so some of the high price luster is dulled. Lafayette, after 150 years, is finally growing and doing so rapidly; its values are changing dramatically.

In rural areas, the location has a more profound effect. Bald Peak in rural Hillsboro and Newberg is a valuable place to live. The views over the Yamhill Valley or the views toward Portland are breathtaking. The hills of Dundee are the most expensive real estate because of the soils, elevations, and southern aspect. It is also an amazing concentration of gorgeous vineyards and wineries. The farmlands of the valley hold a different value, as do the densely forested retreats of the coast range complete with streams and abundant wildlife such as deer and elk. It is almost impossible to have a monolithic valuation for rural areas. The diversity is amazing. Can a website evaluate that?

The McCreith Team can help determine the value of your property based on a precise and local market analysis.

Many sellers are tempted to take their listing off the market over the holidays. Here are ten reasons why it’s important to keep your listing active.

1. People that are looking for homes during the holidays are BUYERS, not lookers. If someone is out scouring the homes for sale they need a place to live.

2. Many people want to take advantage of the tax benefits of buying before the end of the year.
3. There is less competition for your home due to market inventory. Everyone else is waiting until after the end of the year to put their home up!
4. Homes show better during the holidays with all the decorations.
5. Luxury Home Magazine’s next issue runs from Dec 11 through March 1 and we have great pricing specials going on right now.


6. Buyers tend to have more available time to look at homes during the holidays.


7. You can be on the market but restrict showings on the days during the holidays the you do not want people in your home.
8. Buyers tend to be emotional during the holidays and may pay more for your home.
9. January is a month that many people will start new jobs so that will bring in more serious buyers.
10. You can sell the home now and try to set up a delayed closing so you will not have to more until later.

Despite the fact that we receive tax statements in the mail every fall, most people are not aware of how Oregon’s property tax system works. If you are like the vast majority, you probably just pay your taxes and never question the amount or the values on the statement.

This year, however, lots of people are asking how their property taxes can go up when the real market value of their homes is going down. This is a good opportunity for me, as Yamhill County’s new assessor, to explain how the property tax system works.

For the past two years, we have been experiencing a declining real estate market, which you may think should lower property taxes. Unfortunately, this is not true. The biggest misunderstanding surrounding property taxes centers on the effects of Measure 50, passed by voters in 1997. The measure accomplished exactly what its authors intended.

It allows for the predictability of slow, steady growth in property taxes, uninfluenced by fluctuations in real estate values. Measure 50, a voter initiative, modified the Oregon Constitution and virtually every property-tax statute.

Beginning with the 1997-98 tax year, in addition to Real Market Value (RMV), Measure 50 required a second value, Maximum Assessed Value (MAV), to be established for every property in Oregon. The new value was calculated by subtracting 10 percent from each property’s 1995-96 RMV. Under Measure 50, property tax is based on the lower of the RMV or the MAV and is labeled assessed value on the tax statement.

The MAV increases by 3 percent each year as long as the RMV of the property is greater than the MAV. The RMV changes with the real estate market and, in most cases, has more than doubled since 1997. Meanwhile, assessed values have increased by only 3 percent a year.

Average assessed value in Yamhill County is 40 percent lower than real market values. Despite real estate prices skyrocketing a few years ago, property taxes valuations increased only 3 percent.
If you take nothing else from this message, just remember that the maximum assessed value is not a percentage of the real market value; therefore, decreasing property prices do not decrease taxes unless the RMV drops below the MAV.

Many taxpayers may not be aware of the assessment date. The RMV on your current tax statement is from Jan. 1, 2009. Therefore, decreases in the market from January until now will not be reflected until next year’s tax statement.
During an increasing market, this makes some people think that RMVs are too low. Conversely, during a declining market, they may think they are too high.

Here’s a simple summary:
- RMV equals the approximate value of your property in the real estate market as of Jan. 1.
- MAV equals the 1995-96 RMV minus 10 percent, plus 3 percent in each subsequent year.
- Assessed value equals the lower of MAV and RMV.
To save money in these difficult economic times, I recommend paying your taxes on time. Take advantage of the 3 percent discount if paid in full by Nov. 16 or a 2 percent discount if you pay two-thirds of the amount on the due date.

It’s wise to mail payments early; if the payment is just one day late, all discounts are lost and you will be charged one month’s interest.

Taxpayers may appeal their RMVs. If you are considering such an appeal, contact one of the appraisers in the county tax assessor’s office. Yamhill County has almost 45,000 accounts, and it is possible that not all values are correct. Contacting our office may save you the time and hassle of an appeal.

A preliminary study for next year indicates a continuing decline in real market value. But even with a further decline, taxpayers will likely see a minimum 3 percent increase in their assessed values next year. Measure 50 did exactly what taxpayers in the state intended by providing predictability in property taxes.
Since Measure 50 was a constitutional amendment, no one can change it except the voters. As your assessor, I must implement the laws passed by the voters and our legislature.

I hope this explanation makes Measure 50 and your tax statement a little more clear. If you still have questions, feel free to contact me at maytubs@co.yamhill.or.us or 503-434-7521.

Guest writer Scott Maytubby was elected Yamhill County Tax Assessor in 2008 after working as an appraiser analyst in the department for 18 years. He moved to Oregon in 1990 to learn how to windsurf and never left. Other hobbies include mountain biking, kayaking and backpacking. He lives in Newberg.