3009 Maplewood Court, Philomath, OR 97370 – Home for Sale close to Corvallis and Oregon State University

A Great Place to LIVE!

Exceptional views, outstanding outdoor spaces and a floor plan that flows…  Open living areas make this home very easy to enjoy. Take in the ever changing views (Mary’s Peak & the Coast Range) from west facing windows in Master Bedroom and Living Room. In excellent condition, amenities include living room balcony and gas fireplace, open kitchen/dining/family. Spacious master suite. Calming and peaceful, private outdoor spaces. Landscaped with water feature, patio and automatic sprinklers. Convenient to all that Philomath and nearby Corvallis have to offer.  3 Bedrooms/2.5 Baths approx 1834 sq. ft.

• 3 Bedrooms
• 2.5 Baths
• 1834 sq. ft.
• Living room with west facing balcony and extensive windows for panoramic views
• Gas fireplace in living room
• Great room kitchen, dining, and family room with access to backyard patio area
• Spacious master suite with mountain views, large shower, dual sink vanity, and walk-in closet
• Landscaped yard with brick patio and trickling stream water feature in back
• Gas Forced Air Heating
• Cul-de-sac location
• .18 acre lot is landscaped with irrigation and fenced backyard
• Taxes 11-12 $3,844
• MLS #646089

Don’t make these mistakes:  Common errors that create problems with 1031 exchanges.

Most real estate investors know that one of the very best tools for delaying capital gains taxes is to utilize a tax provision called a 1031 exchange.  The 1031 comes from the section of IRS Tax code that is applicable and the “exchange” part comes from the process by which the investor trades-up into the next property without incurring immediate tax consequences (in other words the income and capital gains tax consequences are deferred to a later date).

The rules are stringent and must followed exactly for the exchange to work.  Best intentions are not acceptable to the IRS and your state tax board.

I recently learned that 1o31 Exchanges are identified by the California Francise Tax Board as one of the top audit topics and the four top issues (as provided by IPX1031) are:

“1. Failure to make a proper identification or comply with other technical requirements of Section 1031;

2. That the relinquished and/or replacement property are not held for a qualifying purpose (held for investment or productive use in a trade or business). For example, the property is used for personal purposes or it is held primarily for sale;

3. The taxpayer who sells the relinquished property is different from the taxpayer who acquires the replacement property; and

4. The taxpayer receives non qualifying property in the exchange (boot), but fails to report it on their tax return.”

I understand that only relates to audits conducted by the State of California, but the issues that are found in California will not be that much different than those found in Oregon.  Taxing authorities are looking for areas to make up for lost revenue.  You don’t want it to be the mistakes you make in your real estate purchase or sale.

It also emphasizes the importance of having a 1031 exchange facilitated by a Qualified Intermediary that knows and complies with the requirements contained in the 1031 statute and regulations.

If you are interested in finding out more about investing in real estate, 10310 Exchanges, buying or selling real estate in Corvallis, Philomath, Albany or Lebanon, I’d be happy to help!  Contact Dava

related links:

History of 1031 “Starker” Exchange (did you know it originated in Oregon?)

IPX1031 (user friendly, detailed information about exchanging property)

I picked up a couple of interesting bits of news this week about the economy. Thought I would share:

Last week’s Pending Home Sales index from the National Association of REALTORS® (nar) went up 7.3% in November, the highest level since April of 2010.  The 2010 numbers were pumped up because of buyers that were in the market to take advantage of home buyer tax credits available then, that are not available now.

NAR chief economist, Lawrence Yun (and one of Inman’s 100 most influential)  said,  “Housing affordability conditions are at a record high and there is a pent-up demand from buyers who’ve been on the sidelines,  but contract failures have been running unusually high. Some of the increase in pending home sales appears to be from buyers recommitting after an initial contract ran into problems, often with the mortgage”.

I think that some some contract failures are preventable, especially when both the buyer and seller want to see the transaction through — having the right team in place, real estate professional, lender and title/escrow in place, can make a huge difference on an individual basis. Local markets and individual circumstances drive the reasons for contract failures.

According to NAR, It should be noted that “Pending home sales are not affected by the recently published rebenchmarking of existing-home sales because the index uses a different methodology based directly on contract signings, and is adjusted for seasonality.

and

According to USA Today, news sources and the Bureau of Labor Statistics, the, U.S. unemployment numbers are the lowest in 3 years.  “The U.S. job market strengthened in the second half of 2011 and added 200,000 jobs in December while the unemployment rate fell to 8.5% from a revised 8.7% a month earlier.”

Bright spots.  I’m looking forward to serving your Real Estate needs to 2012.  If you have questions about Corvallis, Albany, Philomath or other mid-Willamette Real Estate feel free to get in touch.

Contact Dava

Broker tour

Q. What is Broker Tour?

A. Broker Tour is a time when sellers make it easy for Brokers to see properties that are on the market.  The “tour” is a process by which brokers can look at properties without making prior arrangements.  In the Corvallis, Albany and Philomath areas the agents let themselves into homes that are pre-set; in some areas, like Lebanon or Sweet Home there is a “caravan” type tour that is rigorously scheduled and the agents group together and all go in a few cars at once.

Q. How does this process work? 

A. The listing agent sets the tour time up in the MLS system. In Corvallis, Philomath and Albany brokers “tour” on Wednesdays. The time of the tour is flexible, but most commonly around 9:00 am until early afternoon.  One of the nice features about the way we tour here is that we can flex a little and work around our client’s schedules and needs. Other areas have different methods, for instance in Lebanon the tour is more of a “caravan” with a list of pre-scheduled properties.  Additionally, some offices have an established “office tour” which may or may not be established as part of their office meeting agenda.

Q. Which properties are on tour? 

A. Tour is often comprised of the “new” listings for the week. Sometimes a “new” property  has been on the market for a while (days or even weeks) before it is scheduled for tour.  Sometimes homes that have already been on tour once are re-set for additional tours. Generally, those homes have had a “change” like in price or décor.  Occasionally, the first tour had a poor turn-out, so it’s re-set to give the brokers another chance to see the property.  It’s never a bad thing to let brokers have easy access to preview a property.  Broker tour is a little like “open house” just for agents.

Q. Why is it beneficial for brokers to tour?  

A. This is a chance to see the property and be familiar enough to discuss it with clients.  Sometimes, brokers tour with a specific client in mind, other times not. It is also a way to become familiar with the market, understand the various homes that are for sale and associate a price point with them.  This is also a social opportunity, brokers on tour often cross paths and has a chance to talk with colleagues, exchanging ideas and needs.

Q. Why didn’t more agents tour my home?

A. There could be any number of reasons why some agents didn’t tour. Often it’s because they have conflicts in their work schedule. It’s possible that they’ve seen the house (either on tour previously or even when it was on the market in the past).  Sometimes the time that is set is not practical or long enough to allow them to see every property.  Rural properties are often under-toured due to drive times etc.  There may have been a number of properties on tour and the volume made it impossible to see them all. Some brokers only tour if they have a client that may match a property, some never tour at all.

Q. What about a luncheon or give-away?

A.  A lot of brokers offer luncheons or give-a-ways with the idea in mind that more brokers will tour the home.  It’s my opinion that the brokers that need to see a specific home, make a point to visit with or without incentives. 

HOME and LAND FOR SALE — 31364 Peterson Road, Philomath, Oregon  *Reduced Price*

Stunning 360 degree views on over 47 private acres. Serene setting, situated well off the road, on gentle south facing slopes. Setting takes advantage of natural light and maximizes views. Exciting design by award-winning architect. Great room floor plan and flexible design allows the home to flow; providing opportunities for entertaining on many levels or restful solitude. Delightful, professionally landscaped gardens. Eco-friendly ground source, geothermal radiant heat system (A/C upstairs); Large shop with office spaces and half bath. Approximately 6 miles to Philomath and less than 10 miles to Oregon State University and Corvallis. 3 bedrooms, 2.5 baths, approx. 4071 sq. ft. on 47.17 acres.

Your own personal get-away. Architecturally designed for artists, this contemporary home is situated on over 47 acres in the heart of the Willamette Valley’s Pinot Noir region. It’s an ideal setting for an artist retreat, hobby farm, or vineyard. Peaceful and serene with beautiful panoramic views of the coastal and cascade mountain ranges including Mt. Hood, Mt. Jefferson and surrounding vineyards and farms. Private, yet convenient to both Philomath and Corvallis.

Elegant and modern covered breezeway welcomes you home. Arched and lit it provides access from 3-car detached garage to house. Upon entering the home you’re greeted by a bright and open sitting area with west facing views and access to dining area and back patio. Dining area has 17’ vaulted ceilings and is open to kitchen, living room, sitting area, and family room/sunroom. Family room/sunroom is bright and cozy with large windows that maximize light and panoramic views and a built-in bookcase with plant display. Family room also has access to dining area and back patio that is great for outdoor parties and backyard barbecues.

Great-room style living room is open to the kitchen and dining area and is bright and spacious with lots of windows and 17’ vaulted ceilings. Get cozy with Yodel wood stove with one-of-a-kind figured stainless steel floor-to-ceiling surround. Living room also has access to covered wood storage and front yard. A wonderful open floor plan for easy entertaining. Kitchen has vaulted ceilings with skylight, granite counter-tops with built-in cutting board, additional prep sink, and breakfast bar, top of the line stainless steel appliances: Subzero refrigerator, Dacor wall oven and range, Bosch dishwasher, ample cabinet storage and counter space. Kitchen is open to living room and dining area and has access to the powder bath, office, and mudroom.

Powder bath is unique and artistic with corner vanity with granite counter-top and under cabinet storage, built-in bookshelf, and galvanized steel wainscoting. Office area has built-ins which include a desk, bookshelves, and file cabinet, trimmed with exotic Purple Heart wood. Mudroom area is accessable from the covered breezeway. Main level bedroom/studio is open and light with French double doors off entry and French double doors with access to the courtyard, and high ceilings with two skylights. Main level bedroom/media room has access to back patio and large built-in entertainment center with 51” screen TV. Full bath has large shower with glass block surround and granite counter-tops.

Private upper level master retreat encompasses entire second floor and is a serene in-home get-away. Spacious and bright with vaulted ceilings and large windows, the master suite has a sitting area takes advantage of views, in addition to the energy efficient ground source geothermal heat system throughout, the upper level is also served by geothermal ducted air conditioning, access to large upper level deck with sweeping panoramic views, spacious linen closet, attached master bath, walk-in closet, and access to laundry room. Attached master bath has separate water closet with built-in storage and magazine rack, dual headed shower with glass block surround, soaking tub, vanity with granite counter-tops, and access to laundry room. Laundry room is conveniently located between master bath and walk-in closet with built-in shelves and clothes folding counter. Walk-in closet is spacious and light with skylight with lots of built-in closet organizers and hanging bars and is accessible through the laundry room and main master suite area.

Garden and outdoor areas include approximately 2 acres deer fenced gardens, wonderful paver courtyard with pond, grape arbor, established flower and ornamental gardens, back patio with south facing views and pond, and upper level deck with panoramic views. Out buildings include a shop and barn with pastures. Shop is a steel building on concrete slab with approximately 3000 interior sq. ft., approximately 5200 total covered sq. ft., 400 amp electrical, 3 finished interior rooms, and half bath. Barn is a steel building with earthen floor with approximately 800 sq. ft. and water and electrical. 17 gently sloping pastures are fenced and cross fenced with lanes and electrical fencing and water piped to all pastures. Potential as hobby farm, vineyard or horse property.

MLS#641074
Search for more homes for sale in Corvallis here.

A New Resource for First Time Homebuyers

Coldwell Banker Corporation has just added a new resource for First Time Homebuyers to its web site ColdwellBanker.com.  The First-Time Home Buyer Resource Center includes videos, articles and tools to answer questions and guide new home buyers through the real estate search process.  If you’re thinking about buying a home for the first time in Corvallis, Albany, Philomath or for that matter, anywhere in Oregon or the U.S., this site would be worth a visit.

If you want to ask questions or need help buying your first home, Contact Dava.

Home for Sale — 2075 Dawnwood Drive, Philomath, Oregon

Great Design and High Style exemplify the qualities of this newer home. Located on just over two acres, it’s quiet and peaceful here, easy care, beautiful and efficient. Custom built, thoughtfully designed and beautifully finished with a high level of attention to detail. Conveniently located on the eastern edge of Philomath, with easy access to Oregon State University, Corvallis and Philomath. Nearby recreation opportunities including nature trails at the Bald Hill Natural area and local bike paths.

3 bedrooms, 2.5 baths, Great room style living, Beautiful views, Gas forced air and central A/C.  Approx. 2749 sq. ft., 2.15 acres, Year built 2007, Philomath Schools

Great-Room Living and Dining Room:
Beautiful maple floors, vaulted ceilings, skylights and ceiling fan, Craftsman style fir entry door with stained glass inset and matching sidelights.  Double French door with full size side lights provides access to decks. Beautiful built-in entertainment center, bookcase , and tiled wood-stove alcove with wood storage area houses zero clearance woodstove with automatic blowers, designed to heat the whole house, and generous amounts of indirect lighting.

Kitchen:
Beech kitchen cabinets some with glass front display doors, high-end KitchenAid appliances, gas cook-top with hood, microwave and wall oven (with convection), Maple floors, antiqued granite counter-tops, raised breakfast bar with pendant lighting, adjacent to dining area and features a large walk-in pantry.  There is a granite topped desk-kitchen planning area with adjacent built-in cabinet/bookshelf unit

Powder Bath:
Located just off the great room is spacious and features a pedestal sink and tile flooring that continues about a foot up the wall made of iridescent Italian glass tile that shimmers like gems and resembles the surface of water

Master Suite:
Spacious and light, provides a true luxury spa-like experience. Maple flooring in the bedroom, indirect lighting, huge walk-in closet (one might consider adding a small office/desk space in this area). There is French door access to deck from bedroom. The master bath has tile flooring, an oversize tile shower with marble shower floor, a double sink vanity with antiqued granite top,  jetted tub and an alcove over the tub with glass shelving and French door access to deck

Additional Bedrooms:
Secondary/Guest bedrooms are served by a shared by a “Jack-n-Jill” bath arrangement. Both bedrooms are spacious and provide generous amounts of closet space. One bedroom features a built-in shelf unit and the other features access via French doors to the deck
area. The adjacent bath features a tub/shower combination; a large vanity with antiqued granite counter-top and tile flooring

Laundry:
Large laundry room provides generous amount of cabinet space, a utility sink, tile floor and access through mud-room to the garage

Mud Room:
The ideal place to unload gear, slip off shoes and transition into peaceful living. There is access to this room directly from the garage or from outside.  It features a craftsman style fir door with stained glass insert and stained concrete flooring

Back Deck:
Spacious (estimated at 1300sf)  is accessed from both master suite and great room and one secondary bedroom, most of the deck is covered by deep eaves allowing for all season enjoyment, wire rails allow better views when seated.  The deck overlooks and provides access to backyard

Yard areas:
Grassy/natural area off back deck, wooded area to the side and back of the property, seasonal creek.  Driveway is paved with generous amounts of parking/turn around area. The front porch and walk-way adjacent to the house is stamped, stained concrete.

Misc.:

• Timber deferred taxes
• 8’ interior doors (all except pantry)
• Wired with cat 5e network from multi-media panel
• cabling to all rooms
• Wired and plumbed for future solar hot water if desired
• 2 car attached finished garage with openers
• Wired with cat 5e network from a multi-media panel cabling to all rooms
• Fiber optic (3 pairs) computer network (to 2081 Dawnwood) with 100 megabit adapters (expandable to 10 gigabit and higher) plus 4 pair of copper for telephone/intercom and 2 coax for video. The fiber is encased in a metal sheath with 2 redundant pairs of fiber stands
• Process for antiquing granite: Granite is acid-etched to replicate river stone, then hand-polished & sealed
• Gas forced air heat and central a/c

MLS #641105

 
Search for more homes for sale in Corvallis here.

SOLD!

HOME FOR SALE –196 Topaz Street, Philomath, Oregon

Beautifully maintained and well cared for, this home offers maximum privacy and light. Situated on a street-to-street lot, the only adjacent properties are off the back of the house. Split-entry design with all levels above grade. This home may appeal to those with a need for space for extended guests or dual living, home based office. Excellent family room and yard create ideal places for rest and relaxation.  Approximately 6 miles to Oregon State University (OSU) and downtown Corvallis. Easy access to coast route.  4 bedrooms/3 baths approx 1850 sq. ft.

• 4 Bedrooms — 3 on main level and one lower level
• 3 baths — 2 on main level and one on lower level
• Approx. 1850 sq. ft.
• Open family/dining/kitchen lay out on main level
• Stainless steel appliances
• Large family room on lower level serves as a great media area, play room, work-out space, home office or craft area
• Lower level bedrooms is an ideal guest space, extended family living or home office area
  Laundry on lower level
• Spacious deck off main level dining area — ideal BBQ space and outdoor eating or lounging area
• Patio area off lower level family room
• 2 car attached garage
• .24 acre partially fenced lot with RV parking area behind garage
• Shed
• Home Warranty included
• Year built: 2005
• MLS #642911

Search for more homes for sale in Corvallis here.

SOLD!

Home For Sale–2081 Dawnwood Drive, Philomath, Oregon

Beautifully remodeled and updated with materials and finishes of the highest quality. This single level home on 3.64 acres is located in a quiet and peaceful country setting. It is conveniently located close to Philomath, Corvallis, and Oregon State University. Take advantage of outdoor recreation opportunities with nearby nature trails at the Bald Hill Natural Area. Wonderful curb appeal with mature landscaping, including ornamental plum trees that bloom in the early spring.  4 Bedrooms (one den/office has no closet), 2.5 baths,  2911 sq. ft.

Great-Room Living Room:
Beautiful high quality Brazilian Cherry hardwood flooring is open to dining area and kitchen. There is access to back deck provides a great space for year-round entertaining and a wonderful built-in entertainment center, bookcases, and wood-stove alcove.  The wood-stove alcove is tiled and has a built-in wood storage nook

Kitchen:
Beautiful clear fir wood cabinets with Sugatsune hardware, German self-closing drawers with high-end stainless steel interiors. Antiqued granite counter-tops with Franke deep sink and high-end faucet.  A true cooks dream kitchen, appliance include top-of -the-line stainless steel  48” wolf double oven gas range with exhaust system, Wolf convection microwave, KitchenAid built-in refrigerator, KitchenAid dishwasher, and Dacor warming oven.  The breakfast bar is open to living room and provides a casual eat-in dining area or a place to visit with the cook. Walk-in pantry with loads of food storage shelves is adjacent to the work area. Under foot is beautiful Brazilian Cherry hardwood flooring. Generous size corner windows provide beautiful views of ornamental garden and beyond.

Formal Dining Room:
Spacious and light with numerous windows that maximize natural light, beautiful Brazilian Cherry hardwood floors and is accessible from the
great-room living room and kitchen and right off the entry.

Calm and Serene Master Suite:
Windows that overlook the backyard and provide natural light and access to back deck, beautiful Brazilian Cherry hardwood floors huge walk-in closet and attached spa style master bath with clear fir cabinetry that has Sugatsune hardware and antiqued granite counter-tops, ceramic tile walls and flooring and large step-in shower with marble “cobblestone” floor and Kohler Memories series fixtures
 

Secondary Bedrooms:
Spacious with window seats, large closets and Brazilian Cherry hardwood flooring

Den/Office (possible bedroom-no closet):
Window seat and Brazilian Cherry hardwood flooring

Full Bath:
Ceramic tile flooring and walls, clear fir cabinetry with Sugatsune hardware and antiqued granite, counter-tops and shower/tub combo and Kohler Memories series fixtures

Laundry/Mudroom:
Neutral and light, with Marmoleum flooring, extensive storage cabinets and closets, central vacuum system cabinet provides access to 2-car attached garage (third “bay” set up as craft area/workshop)

“Barn” Shop/Finished Loft:
50 amp service and separate electrical panel, water. The lower level is multipurpose for shop space, equipment storage, car parking with concrete slab floor and 2 garage doors.  The finished loft area is an ideal space for use as an office, home gym, home theater or more.  This area is reported to be  approx. 700 sq. ft. and is heated with a 30,000 BTU pellet stove, has track lighting and a 10’ sliding window that provides great lighting and beautiful views.  There is extensive phone and fiber optic networking capabilities (house is networked to barn).

Back Deck:
Hot tub and access to
great-room living room and master suite, overlooks backyard and provides access to the backyard

Backyard:
Herb garden with rosemary, thyme, tarragon, 4 varieties of oregano, sage, fennel, lemon
verbena, mint,  garlic, chives and more.  Large lawn area ringed with mature ornamental cherry trees that bloom late spring
Gardens:
Has been maintained as an organic garden since 2006, there are raised cedar beds with protective nail cloth bases. Plantings include: strawberries, blueberries, raspberries, Marion berries, and Concord and green grapes. Irrigation is provided by a combination of drip and above ground (some of which is commercial grade) . The Orchard has several varieties of cherries, apples, pears and plums, two varieties of
peaches, Asian pear, Fuji persimmon, pineapple quince,  hazelnut and walnut trees. Other garden features include extensive ornamental flower gardens, an Oak savannah with picnic area and seasonal creek (there are actually two seasonal creeks on the property.

Misc.:

• Process for “antique” finish on counters involves first acid washing the granite, then hand polishing it and sealing it which gives it a tumbled river stone look.
• KOHLER “12 RES” – 12 KW Residential natural gas generator with automatic (10 second) transfer switch installed by Solid Ground of 19^th Street Philomath.
• fiber optic computer network (between house and barn) with 1 gigabit adapters (expandable to 10 gigabit and higher) plus 4 pair of copper for telephone/intercom.  The fiber is incased in a metal sheath with 2 redundant pairs of fiber stands.
• Barn loft has had 12×2 ceiling rafters added to hold ample insulation
• Barn has a 50 AMP service and separate panel which is sufficient to run a sufficient air conditioner (not included) plus 5 computers, lights and various network appliances (servers, modems, adapters, etc.)
• 30,000 BTU Pellet Stove heats 600-1,200 sq. feet (barn loft measures approximately 700 sq. feet – 35×20 minus the cut out for the stair enclosure; room height diminishes near the side walls)
• A  portable air conditioner more than adequately cools the space during 100 plus degree heat.
• 5 foot double-pane sliding window, 2 garage doors, stair encasement with lockable door and outside man door were added to secure the barn.
• Barn has water
• Main house was built: 1993, remodeled 2006-2007
• Philomath Schools

MLS #641084

Search for more homes for sale in Corvallis here.

National Open House: June 4th and 5th, 2011

2075 Dawnwood Drive

in Philomath and

2081 Dawnwood Drive

in Philomath. Two amazing homes, one next to the other.

Both will be open: Saturday 6/4 1:00-3:00 and Sunday 6/5 11:00-4:00

6060 NW Tokay Place

in Corvallis.

Sunday  6/5  11:00-1:00