Portland, Oregon
Condos/Condominiums Low Yardage ^Top
Experts expect stadium-area units to regain footing.
Cockominium prices might suffer short-term after an auction at (Condos) The Spur in which units sold at deep discounts — but they shouldn’t lag long, experts say.
Developers of (Condos) The Spur auctioned off 19 condominiums last month at 25 percent to 55 percent below the $375,000 to $500,000-plus asking prices. They stopped the auction with 10 one-bedroom condos left. Two one-bedrooms sold for $160,000 and $162,500 when the auction was halted. Columbia developer who is not involved in condo developments around Williams-Brice Stadium.
Boyce Haiglar, who is developing nearby Stadium Village Lofts and selling two-bedroom condos in the $400,000 price range, said investors who have bought at his complex are hanging on to their units and expect to see the value increase in the long term.
Potential buyers are bringing up the auction prices in negotiations, but developers aren’t budging.
Mark Foraker, director of sales for the newest stadium-side complex, The Gates at Williams-Brice, said the auction validated The Gates’ price points. The Gates, the lowest-priced complex around the stadium, sells two-bedroom units for $240,000 — about the same that many two-bedrooms sold at during The Spur’s discounted auction prices.
Great Progress on Downtown Condos Project ^Top
People couldn't help but stare at the large orange crane removing concrete panels from the front wall of the former Bon Marche store in downtown Yakima.
The condominiums are being developed by JEM Development, the Morrier family firm. JEM also owns the property, which is on the northeast corner of the shuttered Yakima Mall. For observers, contractors and investors alike, Friday's construction work was a sign of progress for the project on North Third Street.
The Yakima native also said he was excited to see the empty department store being transformed into luxury condos.
Sean Hawkins, deputy executive director for the Committee for Downtown Yakima, said The Lofts is the beginning of housing development for the downtown core.
Last week, Roger Wilson, owner of Wilson Irrigation, reached an agreement to purchase the YWCA building to develop space for condominiums and retail outlets.
The Yakima Bears' owners have already agreed to purchase a 3,500-square-foot storefront for their offices and team shop.
New Condos For Sale In Los Angeles California
^Top
Condo developments are usually organized in a community atmosphere. While everyone in the area may not necessarily know one another, they share the feeling of being in a small town separated from the rest of the world. A typical condo development will contain meeting and event halls, restaurants, and sometimes even golf courses and other such amenities. This type of environment is ideal for some people, and there are a variety of these small communities being built all around the world in various locations. No matter what your interests or needs, there are sure to be some condos for sale that will be exactly what you are looking for.
New condos for sale are popping up all over the world, most recently in places such as Bangkok and Singapore. If you are considering a cross-cultural vacation home, or simply need a way to increase your traveling capabilities, perhaps you should consider one of these condos. Owning an overseas condo could mean different regulations, financial and legal matters; so check into all of these issues and be sure you know your rights as well as your responsibilities when purchasing overseas real estate.
There are new condos for sale coming onto the market regularly, and one of them is sure to be a perfect match for you and your family. By doing some research to find the condo community and location that is right for you and by enlisting the help of a certified real estate agent, your dream of owning a new condo can be realized.
New Downtown housing
^Top
Some developers see slowing market...
Developers are whittling and revising Downtown's paper population of
high-rise condos in response to a slowing real estate market.
Over the past five years, developers have proposed about 1,200 condo
units and more than 200,000 square feet of retail in and around
Downtown. But a real estate market that produced the spectacle of
people camping out overnight to snap up 120 Foothills condos in three
hours in March 2005 has cooled considerably.
For some projects, that change means a longer wait. For others, it
means smaller buildings, more affordable prices or apartments rather
than condos.
● For The Post, which expects to close on its deal with the city next
month and break ground in April, it means half the number of condos
once planned for the high-profile 100 block of East Congress Street.
● For 44 Broadway, it means scaling back the amenities being offered
at the former federal court annex, a nondescript building, built in
1979 with the appeal of 20-foot ceilings and a location on busy East
Broadway.
● For Depot Plaza on Downtown's east edge, it means apartments first,
condos later.
The reconsideration of condo projects is happening everywhere.
44 Broadway
^Top
Ron Schwabe, general partner in 44 Broadway and a partner in the Depot
Plaza project, said he's convinced the market for high-end condos
exists, but he wants to lower his prices.
The loft-condos themselves will still be upscale, he said, but he is
reconsidering plans for a rooftop garden and major changes in the
building's facade to make it possible to price some units below
$200,000.
Developers of 44 Broadway have also negotiated with the city on
parking requirements to increase the project's ground-floor retail
space from 900 to about 7,000 square feet, he said.
Depot Plaza
^Top
Schwabe is the local partner with Williams & Dame of Portland, Ore.,
in Depot Plaza and a related project which will ultimately combine to
cover the blocks on either side of 200 East Congress Street with
apartments, condos and city-built housing for the elderly and
disabled. First up is conversion of the vacated Martin Luther King Jr.
housing project into 85 market- rate apartments and 11 subsidized
apartments, which the city will help underwrite.
The lure of apartments
is that you don't have to make back your costs right away, said
Schwabe and Matt Brown, project manager for Williams & Dame.
Nobody has to prove the
demand for
Downtown apartments to him, said Schwabe, president of Peach
Properties, which manages a number of rentals in the area. Downtown
space rents at a premium and vacancies usually fill by word of mouth,
he said.
When Williams & Dame
took on the Depot Plaza project, the Martin Luther King Jr. building
was slated for demolition and replacement with a condo tower. Now,
Depot Plaza Partners will rehabilitate the building's one-bedroom and
studio apartments.
Downtown Lake
Oswego, Mix business with pleasure
The 24
condominiums at Stafford Commons in
downtown
Lake Oswego
allow for homeowners to live and work in a space they own.
Within the past few
years, downtown
Lake Oswego has become a sort of town square where a combination
of different lifestyles come together at the open-air farmers market,
local boutiques, post office, library and restaurants – all within
walking distance. Taking part in this active lifestyle is convenient
if you live nearby the new social and economic activities.
Streetlights, benches and storefronts mimic those from an old-time
Main Street.
Inspired by Portland arts and crafts architect Wade Hampton Pipes, Bob
Simpson with Robert Simpson Architect PC designed the 24 Tudor
condominiums on the corner of Second Street and B Avenue to resemble
European living by utilizing mixed-use facilities.
Intended for both commercial and residential purposes, the European-esque
town homes developed by Stafford Commons LLC, with principals Prell
and Morton Development, provide a space for business, home life or
both – without dusting off your passport.
^Top
Eight units line Second Street and feature street-frontage space to
conduct business while living above. All other units surround common
courtyards and are strictly residential.
And they all have single garages – situated in an alley to preserve
the historical charm of the neighborhood – upgraded appliances,
flexible floor plans and gas fireplaces.
Simpson’s previous development on Fifth Street – housing Chuck’s
Cookies and Coffee and Bernard C Chocolates – was similar, with a
variety of businesses within walking distance. Stafford Commons is an
extension of this project but with housing. All commercial parking for
the businesses, however, is hidden within the nucleus of the building.
Stafford Commons is named after the famous Oregon poet, William
Stafford, who used to live in the neighborhood.
Kramer said that since the project opened in August, she’s noticed a
variety of people interested – those downsizing, those with second
houses, people making transitions and young professional couples.
Artists, consultants, spas, yoga instructors and design services have
said the commercial studio space is the right size for their business,
Kramer said.
The condos range from 1,332 to 1,721 square feet and between $395,000
and $497,000; all but six units have sold.
The live/work units feature two bedrooms and two-and-a-half bathrooms,
with an additional bedroom if you transform the downstairs studio
space.
^Top
The courtyard condominiums feature two bedrooms, two-and-a-half
bathrooms with lofts and bonus room.
Units feature state-of-the-art stainless steel appliances such as the
tall and skinny Liebherr German refrigerator to allow for more counter
space. Cambria quartz countertops accent the rich Indonesian Merbau
wood flooring in the shared kitchen and family room.
Vaulted ceilings in bedrooms provide an alcove for additional storage
space above the closet.
Stafford Commons is located at Second and B Avenue in downtown Lake
Oswego. Real estate agents Candace Kramer can be reached at
503-804-9628; Becky Hamilton can be reached at 503-497-2948. Models
are open Saturday and Sunday from noon to 4 p.m.
A shiny new Portland
^Top
Downtown isn't what she
used to be. The small, poorly lit, slightly dirty Safeway has long
since been demolished and replaced by a shinier version topped by
higher-end apartments. The ever-boring Buffalo Exchange has replaced
Ozone Records, the grungy little record store that used to be across
from Powell's that added so much flavor to the downtown experience.
This is what Portlanders have been witnessing all over downtown.
Wherever you turn, something old and cool is being replaced with a
sterile, bigger, corporate-sponsored version. The trend was started by
Starbucks in the early '90s, but has spread to all levels of our
society.
But is a little grit so bad? It seems ridiculous to think that
Portland's downtown has to be sterilized. This new situation
Portland's downtown is beginning to face recalls strong memories of
the famous Orson Welles quote from the classic film The Third Man:
"Like the fella says, in Italy for 30 years under the Borgias they had
warfare, terror, murder and bloodshed, but they produced Michelangelo,
Leonardo da Vinci and the Renaissance. In Switzerland they had
brotherly love-they had 500 years of democracy and peace, and what did
that produce? The cuckoo clock."
Not to say that Portland should be or ever was a violent city, far
from it. But that quote speaks to the idea that a little unrest can
serve as the figurative primordial ooze that gives birth to so many
great accomplishments. If the developers get their way, the fear is
that Portland will have a downtown made up of fancy condos and
high-end retailers with a population of the positively elite. And in
order to be as artsy as they'd like to imagine the more wealthy
downtown will be, they'll have to start bussing the starving artists
over from the eastside in the evenings.
Local developer Tom Moyer has a vision of downtown where the upper
class can glide on the light rail or from upper-end shops to the front
doors of fancy restaurants. At the end of the evening, they can ride
back to their palatial ultra-modern condos in the sky.
Let's make sure we work hard to retain our mix of new and old as
Portland develops. It would be a shame to see developers throw away
our city's personality by striving for the almighty dollar.
Stinson plan for More new condos
^Top
A Connecticut-based
development company outlined plans Wednesday night to revive the
Wakeag Landing project on the Belfast waterfront.
Westport
Capital Partners LLC of Westport, Conn., would tear down all the
former Stinson Seafood buildings but the southernmost warehouse and
construct four three-story buildings that would contain 40 condominium
units. Two of the buildings would be on the east side of the former
Belfast & Moosehead Lake Railroad tracks, which would be converted to
a public walkway. Two others would be on the west side, where two
steel-sided warehouse buildings are now located. The southernmost blue
building would be retained as a boat repair facility, perhaps
involving Wayfarer Marine of Camden.
Matthew
Landau, a principal in Westport Capital, said the estimated cost of
the project is $20 million. He also said the condos, which would
average 1,650 square feet, would run from $700,000 to $800,000, though
the market would have an impact on prices.Architect Ben Walter of CWS
Architects of Portland and Landau said the group seeks quick approval
of the amendments it would make to the Wakeag Landing plan of
developer Tom Roberts, with construction to start this summer if
possible.
Walter
said the project is both similar to and different from Roberts'
project, which weathered a yearlong contract rezoning process only to
fall on financial difficulties last spring. It will be a mixed-use,
waterfront-dependent project, he said, which is required by the city's
zoning ordinance. A restaurant is planned for a portion of the
so-called blue building, which is adjacent to the project's main
parking lot. The space now occupied by a wooden structure just south
of the former Stinson factory will be replaced by a deck and one-story
service building. Walter said removal of the wooden building opens up
a "view corridor" to the harbor. The deck will be owned by the
condominium association, Walter said, though he hoped it might be made
available to the public as well.
Walter
said there will be no retail stores in the project because they were
not economically feasible. Fran Riley of United Realty, who worked
with Roberts to find tenants for the stores included in his project,
said after Wednesday's session at the Hutchinson Center she received
numerous expressions of interest from store and restaurant owners.
Condos
saving old hotels in Livingston
^Top
A native of Portland,
Ore., he remembers sprawl bulldozing its way through the small
communities surrounding that city. Profits from the sale
of the first units — the cost of the condos range from $69,000 to
$260,000 for the spacious Sam Peckinpah Suite — were pumped back into
the project, allowing them to install new plumbing, new windows and a
new boiler. The revenue also covered the cost of bringing some of the
building’s historic features, like its 1904 Otis elevator and original
white birch floors, into the 21st century. Best of all, condo fees
will assure paced renovations into perpetuity.
Except for the few commercial condos at the Murray — Mabie’s office,
the downstairs Second Street Bistro and Murray Bar, to name a few —
the privately-owned units are not permanently occupied. Most owners
drop by for a few weeks in the winter and a few weeks in the summer.
They don’t pay a daily charge, but they must make a reservation,
Kathleen said.
Going condo proved such a boon for the Murray Hotel, though, that the
Kauls launched a second, entirely different condo venture. On the
northeast side of town, they are currently converting 15-year-old
multiplexes into two and three-bedroom residential condos. Priced at
about $135,000, the completely renovated units offer housing at a
reasonable price, Kaul said. Across town, behind the Albertson’s
store, two new buildings with 20 condo units are nearly ready. Lynn
Haerr, broker at Livingston Realty, said the plan for the Eagle
Landing project eventually calls for a total of 180 units in 10
buildings on 10 acres. The six different floor plans run between 1,100
and 1,300 square feet and sell for $168,000 to $185,000.
Greg Krueger, who has been instrumental in Billings’ downtown
development, now works with Livingston in a similar capacity. Until
recently, he pointed out, building a nice home on a small ranchette
was the only option for upscale living in the community of 8,000. Now,
Livingston has unique condos that offer similar quality in a totally
different lifestyle.
High-rise condos would break limits
^Top
LDS Church wants SLC to waive height barrier for the City Creek
project
One of the
condo skyscrapers the LDS Church wants to erect as part of City Creek
Center will be nearly as tall as Salt Lake City's most soaring
building.
The church proposes a 415-foot tower with 223 condos on 100 South
between West Temple and Main Street, just east of the Marriott Hotel.
According to the city, downtown's tallest building is 435 feet - the
LDS Church Office Building.
The president of PRI, the church's real-estate development arm, noted
that the high-rise won't be built with the rest of City Creek, which
is slated to open in 2011. It will be constructed once City Creek's
other planned condos fill up.
Once built, the structure - designed by Zimmer Gunsul Frasca
Architects, in Portland, Ore. - could include a restaurant that serves
liquor because it would be far enough away from Temple Square to meet
city regulations protecting churches.
But before it can build the skyscraper, the church must gain
permission from the city's Planning Commission to exceed height
limitations. Three other residential towers, slated for South Temple,
will require special approval, too.
They are:
* 185 feet with 35 condos between the Zions Bank Tower and Eagle
Gate Tower on the ZCMI Center block.
* 125 feet with 33 condos east of Utah Woolen Mills on the
Crossroads block.
* 125 feet with 28 condos west of Gateway Tower West on
Crossroads.
Since all four will stand in the middle of the blocks, they should
only be 100 feet tall, per city rules, to preserve downtown's
historical development pattern, which places the largest buildings on
the corners of the blocks. The regulations are also meant to protect
views of the mountains, foothills and valley.
But church officials said the extra height is justified because it
would bring more housing downtown. Keeping the buildings at 100 feet
would net just 96 condos, versus the 319 the church has planned for
those four towers. (In addition, the church will build another 122
condos where the Inn at Temple Square once stood and 100 or so
apartments above retail shops. Another 100 units will be built on top
of a new Harmon's east of State Street.)
Planning commissioners, who discussed the plans Wednesday night,
bought the church's argument, though they wrangled about process. They
will formally vote Feb. 14.
Already, 500 people have signed waiting lists to live at City
Creek. Gibbons said the church will open a residential information
center within two months to provide more details. While selling prices
aren't known, sizes will range from 800 square feet to 4,505 square
feet.
Buses Move Off Portland Mall on Construction
^Top
Changes In Store For Commuters
On Sunday, all 29 bus lines that operate on the downtown Portland Mall
relocated to make way for construction of the Portland Mall light rail
project.
Most of the buses that now operate on the Mall along Fifth and Sixth
avenues between Union Station and Portland State University will be
relocated for two years to Third and Fourth avenues. Six other lines
will move to Columbia and Jefferson streets. One line will relocate to
Southwest Second Avenue.
According to TriMet, there are 60,000 trips taken on buses along the
Portland Mall on an average weekday.
Scheduled to open in Sept. 2009, TriMet's fifth MAX extension will add
light rail to Fifth and Sixth avenues between Union Station and
Portland State University, and between Gateway Transit Center and
Clackamas Town Center.
The Lodges, Collins Lake Resort.
^Top
New Resort Condos Underway (Slopes of Mt. Hood, Oregon)
January 11, 2007 -- Located within an hour of Portland in the heart of
Mt. Hood's year-round recreational paradise, Collins Lake Resort
introduces luxury condo living to Mt. Hood. The Lodges -- comprised of
the three separate buildings, overlooking Collins Lake, will feature
75 premier luxury condominiums, ranging from spacious one-bedroom
flats to soaring two-level penthouses. By Summer/Fall of 2007, the
first 48-unit phase is scheduled for completion. This development
gives people who have dreamed of owning a condo on Mt. Hood an
excellent opportunity for a choice location -with skiing only a few
blocks away at Mt. Hood Skibowl.
The Lodges at Collins Lake offers full or shared ownership options.
For example, a 1/8 deeded share entitles the owner to six weeks of use
throughout the year with additional bonus time on a space available
basis. Additional levels are also available, including full ownership
of a unit. This is the first luxury condominium project on Mt. Hood
and the first resort to offer shared ownership.
Future plans for Collins Lake Resort include The Village at Collins
Lake Resort, a vibrant new center for Government Camp. The Village
will include upscale retail, restaurants and services and premier
amenities such as a business center and ice skating rink. A proposed
aerial tramway will link The Village at Collins Lake Resort with both
Mt. Hood Skibowl http://www.Skibowl.com and Timberline ski area.
Overlooking the serene, sparkling beauty of Collins Lake and Mt. Hood,
three separate Lodge buildings will be home to 75 premier
condominiums, with floor plans that range from spacious one-bedroom
flats to soaring two-level penthouses.
For more information visit
http://www.CollinsLakeResort.com
Portland's streetcar success just a
hoax
^Top
"modern streetcar" has become the latest urban planning fad, with
cities from Albuquerque to Madison considering new streetcar
construction. Leaders from these cities often make pilgrimages to my
hometown of Portland, Ore., which opened the nation's first modern
streetcar line in 2001.
There they learn that the streetcar has gotten people out of their
automobiles and promoted economic development. After drinking the
Portland Kool-Aid, the officials return home all fired up to build
streetcar lines in their cities.
Portland's streetcar line extends from the
Pearl District, north
of downtown, to the South
Waterfront
District, south of downtown. Both districts have seen huge booms in
the construction of condos, apartments, offices, and shops, which
Portland officials credit to the streetcar.
In short, the
streetcar had nothing to do with the new construction. Without the
subsidies but with the streetcar, virtually no new construction would
have taken place. With the subsidies but no streetcar, virtually all
of the new developments would have been built anyway.
If the streetcar is not promoting economic development, does it at
least help get people out of their automobiles? In a word, no. An
annual census of downtown businesses revealed that in 2001, when the
streetcar opened, 1 percent of downtown employees took the streetcar
to work. By 2005, it was still only 1 percent.
The clear lesson is that if you pay huge amounts of money for what
amounts to a Disneyland ride, you end up hurting the average transit
rider. And not just transit riders:
Portland schools,
fire, police, public health, and other essential services have all
seen budget squeezes.
The full scope of these subsidies was uncovered in 2004 as a result of
a sex scandal involving former Oregon Gov. Neil Goldschmidt,
considered the father of Portland's rail transit system. Most cities
that fall for the streetcar hoax will not be lucky enough to have a
Goldschmidt-style sex scandal, so taxpayers will never know where all
their money went.
The best solution for those cities is not to waste money on a
streetcar line in the first place.
As luxury condos rise, demand hard to gauge
^Top
Buyers for metropolitan Phoenix's most expensive condominiums have
gotten pickier and more cautious at a time when developers are racing
to build dozens of elite condo projects across the city.
Phoenix-area housing has been dominated for decades by single-family
homes. That has changed in the past five years as more developers
jumped on the luxury-condo bandwagon.
Now, more than 30 of these urban projects are either finished or under
construction in multistory buildings close to restaurants and stores.
More than 20 of the projects, mainly in Phoenix and Scottsdale,
feature units costing $1 million or more, according to the Sullivan
Group, a real estate analysis and consulting firm. advertisement
Some projects have only a handful of the most expensive units.
Still, there is disagreement over whether too many developers have
piled into what is essentially a niche market.
"There are just too many of these
luxury condos," said Bob Kammrath, a Phoenix commercial real
estate analyst. "For the life of me I can't fathom why they would be
appealing here. People with that kind of money can buy a nice house
and hire someone to take care of the yard."
Condo advocates sell the lifestyle: Condos are low maintenance, and
the elite buildings offer concierge services, elaborate gyms, rooftop
pools and plush clubrooms. Urbanites park their cars and stroll to the
movies, a coffee shop, a deli or bar.
"I don't think we have scratched the surface," said Keith Mishkin,
founder of Cambridge Properties, a Phoenix company specializing in
urban condos. "With more urban product, you create a critical mass and
create a community where people can live, work and play in places that
are walking distance for them."
The condo landscape
^Top
The new-home and
resale housing markets have been soft this year after an
investor-driven boom that pushed prices and sales to records. Condos
are feeling the pain, too.
"A lot of this condo stuff was an extension of this hyper housing
market," said Jay Butler, head of the Arizona Real Estate Center at
Arizona State University Polytechnic.
A new Business Week analysis of the national housing market says
prices are likely to fall in many cities next year. It says that
rising prices won't exceed the rate of inflation in others. And it
puts Phoenix with cities like Miami and Las Vegas that have a "huge
overhang" of houses and condos.
The National Association of Home Builders sounded the alarm on condos
in April. It said that developers and apartment owners jumped on the
bandwagon during the boom in condo production and conversions in the
last three years when they should have seen it as a warning that the
market could become oversaturated. The group also said the condo
market could suffer even before any glut as lenders back away from
highly leveraged condo deals.
There already are signs of trouble in the Valley's overall condo
market:
• Foreclosure notices were filed against Elevation Chandler, a
condo-hotel project near Chandler Fashion Center, and Chateaux on
Central, a luxury brownstone project on Central Avenue in Phoenix.
Elevation got a bridge loan that staved off a foreclosure auction.
Chateaux's developer says he is refinancing the project.
• Some developers are reversing course on condo-conversion projects
and turning them back into apartments.
• Houston real estate company Hines decided to build an office tower
near 24th Street and Camelback Road in Phoenix rather than the condo
tower it considered initially.
Beyond the box: Flexible
designs as fluid as modern life
^Top
Enough with the neo-Craftsman's, say a
handful of Portland-area builders. Let's build ON the past, not
rebuild it.
In the Northwest, consumers and
builders alike seem to prefer older home styles updated with modern
conveniences over clean-lined contemporary styles built with materials
other than wood. But why not consider homes specifically designed and
constructed to reflect the way people live now, say the people behind
four homes built or remodeled in 2006.
Few homeowners employ live-in servants
anymore, and what use is a formal dining room when most families cook
meals themselves and eat in the kitchen? And why waste space on a
formal living room when most families gather in whatever room holds
the video electronics? Old-fashioned rooms are not where the future
lies, these builders say, and they are offering alternatives.
Consider the curved, concrete lines of
a home on the Washington side of the Glenn Jackson Bridge that
reflects its era and location -- and hides its cleaning, heating and
entertainment systems -- with low-maintenance concrete and metal
surfaces. Or what about a Japanese-style loft in Northeast Portland
that combines an open floor plan with built-in storage, providing
numerous options for dividing up personal space?
A 'green' light
for condos, office towers
^Top
Commissioner Dan Saltzman is back coloring
the city green again.
The former engineer is
out with an idea to require all major private construction projects --
read condos and office towers -- to be Earth-friendly.
Developers would have
to get certified for green features, such as solar power or recycled
rainwater in the johns, through the U.S. Green Building Council to the
silver level. Already, all city-funded projects must meet gold
standards, and ones funded through the Portland Development Commission
must get silver. The new rule would affect privately funded projects.
If the council agrees to it, the new codes would go into effect in
2010 or so.
The change is part of a
$1.5 million sustainable industries project Saltzman is pushing for
the next budget year. As part of the work, Saltzman plans a
blue-ribbon, er, a green-ribbon task force. The environment, along
with children, is one of Saltzman's core issues. This project comes as
the council pushes sustainable businesses and biofuels to the top of
economic-development targets.
A 'Plague'
of Condos
^Top
London, England's Alain
de Botton has been in Vancouver for one day, and he's sitting in a
Granville Island café, unsullied by incessant hype about 'Vancouverism'
and its positive influence on North American urban redevelopment. What
does the author of The Architecture of Happiness think of our
new downtown?
"It's a condominium
plague," he says. "It's like a locust invasion."
Lucky for him he's
headed for the airport, after a late fall whirlwind North American
tour with stops in New York, Washington, San Francisco and Toronto. De
Botton blames the generic nature of the new development on architects
from away who don't understand the city. On that count, at least, he
needs a primer; Vancouver is good at using its own architects.
California
investor pays $39.7M for City Heights apartments
^Top
Prometheus Real Estate Group has paid
$39.7 million for the City Heights Apartments in downtown Portland,
according to a press release posted on the San Mateo, Calif.-based
company's Web site.
The price is an apparent record for apartment property in the Portland
area.
The transaction closed earlier this month. The seller was Archstone-Smith
Trust (NYSE: ASN), a publicly traded real estate investment trust
based in Englewood, Colo. The property previously sold July 28, 2005,
for $20.78 million, according to Multnomah County records.
City Heights, 1330 S.W. Third Ave., was formerly the Essex Apartments.
Built in 1992, the 13-story building includes 156 apartment units,
underground parking and ground-level retail, including a gift and
sundries shop and a Starbucks.
"City Heights is a one-of-a-kind property in close proximity to
downtown Portland's superb employment base, shopping and a thriving
nightlife," said John Millham, senior vice president for acquisitions
for Prometheus.
The new owner intends to invest $3 million to update the apartments
with new granite finishes, hardwood floors, washers and dryers,
stainless appliances, and other upgrades.
Company officials were not available Thursday to discuss their plans
or if they intend to convert the property into condominiums.
Prometheus owns numerous apartment properties in California as well as
Utah, Washington and Oregon. City Heights is its fourth Portland-area
property. Others include Larkspur Place and Silver Oak in Vancouver,
and Emerald Place in Beaverton.
Mississippi Overlook Condominiums
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Address: 4040 N. Montana Ave.
Number of condominiums: 6 (two have sold; two sales pending)
Size of condominiums: 916 square feet
Prices: $219,900 to $249,900
Features: Two-bedroom, one-bath condos with hardwood floors, granite
counters, satin nickel hardware, stainless steel appliances, decorative beams,
solar-heated hot water, 9-foot ceilings, walk-in closets, 6-by-12-foot decks,
views
Builder: Colas Construction
Open: Sundays, 1 to 4 p.m., and by appointment
Sales information: Stacy Cooper, broker, Portland Condos, 503-329-7765
Clean lines and decorative beams give a Northwest contemporary look to units
at Mississippi Overlook Condominiums, a collection of six new flats in North
Portland.
The project, built by Colas Construction and designed by Zachery Strachan,
features 916-square-foot units stacked in two groups of three. One of the upper
level units, listed with broker Stacy Cooper of Portland Condos for $249,900,
features views of downtown and the Northwest hills.
A second-level unit is priced at $219,000 and, like the others, has a
6-by-12-foot deck and big windows to bring in natural light.
Condo-retail Wyatt rises in Pearl
District
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Sales are open at The Wyatt, a 15-story condominium in the
Pearl District
sited on the city block spanning Northwest Marshall and Northup streets and
Northwest 12th and 13th avenues.
Developed by Robert Ball, The Wyatt will include 245 residential units and
about 10,000 square feet of ground-level retail space. The red-brick-and-glass
building will feature a lobby and courtyard designed by Portland architect
Robert Murase. Construction is expected to be complete in fall 2007.
Condominiums range in size from 538 to more than 2,780 square feet. Most have
private decks. Prices start at around $200,000 and range up to more than $2
million for penthouse units.
The Wyatt is marketed by Pearl Real Estate. A sales office at 1001 N.W. 14th
Ave. is open Monday through Friday, 9 a.m. to 5 p.m., and Saturday and Sunday,
noon to 4 p.m.
Town homes available in Fisher's Landing
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Renaissance Homes opened sales on two neighborhoods in the Fisher's Landing
area of Vancouver.
The Lakes, a gated community, includes 88 town homes. Plans have two to three
bedrooms and 2.5 baths in 1,651 to 2,966 square feet. Prices are from $399,900
to $499,900. A model home at The Lakes is set to open in early 2007, with
move-ins starting in late spring or early fall 2007.
Plans for the second neighborhood, Hiddenbrook, call for 28 paired town homes
with two to three bedrooms and 2.5 baths in 1,613 to 2,521 square feet. Prices
are from $359,900 to $422,900. Hiddenbrook homes will be ready for move-in
starting in spring 2007.
Homes in both neighborhoods feature two-car garages.
A sales office at 17908 S.E. 43rd St., Vancouver, is open Monday through
Friday, noon to 5 p.m., and Saturday and Sunday, 10 a.m. to 5 p.m.
View spectacular from final floor of Benson
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The 26th and final floor at
Benson Tower was poured recently and the
condominium high-rise on the block bordered by Southwest Clay and Market streets
and 10th and 11th avenues, is on schedule to be completed by spring 2007. Views
from the top floor include
downtown Portland, the West Hills, Willamette River
and Cascade Range mountain peaks.
Seventy percent of the 143 units are sold. The remaining units range from 663
to 3,100 square feet and from $242,500 to $3.5 million.
Benson Tower's showroom
and sales office at 1515 S.W. Fifth Ave. is open Monday through Friday, 10 a.m.
to 6 p.m., and weekends from 11 a.m. to 5 p.m.
Clackamas land trust wins $75,000 grant
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Clackamas Community Land Trust recently won The Home Depot Foundation's Award
of Excellence for Affordable Housing Built Responsibly for a development near
Clackamas Town Center. The award includes a $75,000 grant.
The winning project, Southeast Phillips Creek Place, includes 14 paired town
homes that originally sold for $110,000 to $119,000. On average, land-trust
buyers earn 58 percent of the median area income. To build the homes, the land
trust had to undertake an unanticipated, large-scale cleanup of hazardous waste
on the site.
Remodelors Council honored nationally
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The Remodelors Council of the Home Builders Association of Metropolitan
Portland (HBA) was honored recently with three national awards from the National
Association of Home Builders.
The local arm received a Council Award for Demonstrating Remodeling
Excellence in three categories: Outstanding Public Relations and Promotion, for
the "Building Bridgetown" exhibit at the Portland Children's Museum; Outstanding
Council Chair, for the contributions of Chairman Steve Frasier, Contract
Furnishings Mart; and Outstanding Associate Member, for the involvement of Jim
Fisher, Jim Fisher Roofing.
Submit items to Builder Briefs by noon Monday to Sunday Homes & Rentals, The
Oregonian, 1320 S.W. Broadway, Portland 97201
Construction Begins on Portland Aerial Tram
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Crews are
now hard at work building one of Portland's most distinctive future
landmarks, the Portland Tram. This unique aerial tram, the first of
its kind in the United States, will connect the South
Waterfront
district with OHSU's Marquam Hill campus. Excavation has begun on both
the upper and lower terminals, and the land adjacent to Interstate-5
is being prepared for the "footprint" of the Tram's intermediate
tower.
Downtown Transit Mall Prepares for Light Rail, New Streetscapes
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Plans are
emerging for the revitalization of the
Downtown Transit Mall,
including new Light Rail stations at the south end of the Mall. The
primary new MAX Light Rail station will be located at Portland State
University's Urban Center, just two blocks west of the Harrison
high-rise condominium towers. Designers envision new sidewalks,
streetscapes and plantings in the neighborhood, as well as an
innovative public art program.
Builder Briefs: Brownstone-style luxury town homes offer
mountain views from Johns Landing
Five new luxury town homes by
Blackstone Development are now available in Johns Landing, at Southwest Corbett
Avenue and Pendleton Street.
Priced from $519,900 to
$669,900,
Features: Homes have two to three bedrooms and 2.5 baths, Interior
styles include European, contemporary and traditional, with features such as
9- and 10-foot ceilings, soaking tubs, walk-in showers and closets, exotic
hardwoods, stainless appliances, two-car garages and exterior video-monitoring
systems.
Size of condominiums: 1,748 to 2,090 square feet.
Inspired by East Coast
brownstones, the town homes feature brick exteriors and wrought-iron railings.
The town homes have views of Mount Hood and Mount St. Helens.
A model home at 0204 S.W.
Pendleton St. is open Sundays, 1 to 4 p.m.
Grand opening for new Travertine condos
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Sierra Pacific Communities will hold the grand opening for Travertine
Condominiums in Hillsboro, on Sunday, Nov. 19, 10 a.m. to 5 p.m. Sixty-nine
town-home style units are planned at Northeast 49th Way and Airport Road.
Visitors to the opening event may tour a model home, 1903 N.E. 49th Way, and
enjoy complimentary food and beverages. The first 25 people to show up will
receive gift certificates to Starbucks; holiday turkeys will also be given away.
Priced from $254,000 to $310,000, the two- and three-level town-home-style
units have up to three bedrooms in 1,500 to 1,880 square feet. They feature
front and back decks, and one- to two-car garages. The community backs to Dawson
Creek Park, which includes ponds, wooded areas and walking trails.
Interior features include bamboo floors, travertine entries, vaulted and
9-foot ceilings on main floor, kitchens with granite counters and
stainless-steel appliances, air conditioning and high-speed Internet wiring.
Upgrades are available.
Regular hours for the model home are Tuesdays and Thursdays, 12 to 6 p.m.;
Sundays, 12 to 5 p.m.; and by appointment.
Lofts being built in Multnomah Village
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Construction has started on Multnomah Village Lofts, a four-story, 23-unit
condominium on Southwest 31st Avenue.
Near downtown Portland and within walking distance of shops and restaurants in
Multnomah Village, the project by Edge Development is set to be completed in
fall 2007.
Eight plans offered range in size from 770 to 1,475 square feet. Pricing will
not be set until Feb. 1, but one-bedroom lofts are expected to start at about
$325,000. Two-bedroom penthouse units will be priced from $600,000 to $650,000.
Features include maple hardwoods; double-sided gas fireplaces shared between
master bath and living room; baths with vessel sinks, natural-stone counters and
chrome fixtures; kitchens with granite counters and stainless-steel appliances;
and stackable washers and dryers. Many upgrades are available.
Big Meadow offers new homes in Molalla
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Roth Homes opened sales on 61 additional homes at the Big Meadow development
in Molalla.
Priced from $324,400 for a 2,155-square-foot plan to $420,400 for 3,756
square feet, homes at Big Meadow included finished garages, front- and back-yard
landscaping, backyard cedar fencing, and aggregate patios and driveways.
Interior features include 9-foot ceilings; hardwood floors; kitchens with
slab granite counters and stainless-steel appliances; and master suites with
jetted tubs and dual sinks.
A model home on Meadow Drive off Highway 213 is open daily, 11 a.m. to 5 p.m.
Southeast conversion all new inside
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Nineteen homes are available at Creston Court Condominium in Southeast
Portland. The former apartment building features newly remodeled units with
hardwood floors, vintage-style fixtures, cherry kitchen cabinets, granite
counters and stainless-steel appliances.
Units range in size from 616 to 1,818 square feet. Prices are from $179,950
to $299,950. Seven are ready for occupancy, Two model units at 3705 and 3725 S.E. 42nd St.
will be open every Sunday in November, noon to 4 p.m., and by appointment.
Portland Condos
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Portland New Condos
Online is the homebuyer’s and investor’s premier resource for finding
and comparing new condo, townhome, and loft developments in Portland
and across the country. For the condo builders, real estate marketing
firms, and real estate advertising agencies New Condos Online is the
first and largest national advertising portal for showcasing new
Portland condos, pre-construction condos, condo hotels, new townhomes,
new lofts, and condo conversion properties.
The city of
Portland, Oregon has been proclaimed as North America's "Best Big
City," according to Money magazine. One visit will explain why.
Portland has unmatched natural beauty, bustling local scene, sumptuous
dining and welcoming accommodations; all effortlessly accessed via the
light-rail system. Though it's not easy being green, it's exactly why
so many home buyers and investors flock here, year-round. Scroll down
or choose a sub-market and find your new home in Portland today on New
Condos Online! Be sure to register for a FREE “My New Condos Online”
personal account so you can save searches and real estate sales
information for these new home communities today!
Property:
The Q Condominiums at Orenco Station
Builder:
Legend Homes
Location:
Portland - Hillsboro, Oregon
Address: 1298
NE Orenco Station Parkway, Hillsboro, OR 97124
Type:
Condo
Stories:
1 to 3
Units:
63
Bath:
1 to 2.5
Bedrooms:
1 to 3
Unit Size:
819 - 1,842 sq.ft.
Price: $180,000 - $379,000
Phase:
Completed
Completion Date:
Available now
More details...
http://www.newcondosonline.com
Harrison Will Open Condominium Sales
in Second Downtown High Rise
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156
View Homes at 111 SW Harrison Will Begin at $180,000
Harrison, the new residential area formerly known as
the Portland Center Apartments, announced that sales of 156
newly remodeled condominiums in its second residential tower, located
at 111 SW Harrison (Harrison East), will begin in October. The release
comes after a strong response to the initial offering of view homes
at 255 SW Harrison (Harrison West), which is 85% sold. Conversion and
remodeling of Harrison East is moving ahead swiftly. Landscape,
interior lobby and pool improvements are also underway as the first
new owners prepare to move into Harrison West this month.
“We’re delighted at the response to our first offering
and are moving ahead promptly with our remodeling and marketing plan
for 111 SW Harrison,” said Scott Stehman of Reliance Development.
“These beautifully designed units will offer prospective urban
residents another great opportunity to secure a view home in the heart
of the City."
Initial price ranges for the 156 units in Harrison
East were also released today. One Bedroom units will start at
$180,000, Two Bedrooms at $270,000, Two Bedroom Penthouses at $500,000
and Three Bedroom Penthouses at $615,000. To secure these initial
prices in Harrison East, potential buyers must be registered for the
priority interest list at
www.LiveHarrison.com.
Panoramic view units in a variety of price ranges
still remain at 255 SW Harrison. To see the model units, visitors
should come to the Harrison Sales Center, which is open Monday through
Friday, 10:00 am to 6:00 pm, Saturday from 11:00 am to 5:00 pm, and
Sunday from noon to 5:00 pm.
About Harrison
Harrison is a unique community, encompassing three
high-rise residential towers with 537 condominiums including 24
townhomes in the heart of
downtown Portland. Each of the three towers
offers floor-to-ceiling windows, with stunning views of the Willamette
River, the downtown skyline, the West Hills and
Cascade Mountains.
Shielded from the urban bustle by a network of tree-lined walkways,
lawns and fountains, Harrison also offers easy connections to all
corners of the City. Portland State University, Riverplace, Keller
Auditorium and the downtown shopping district are within easy walking
distance. From the 3rd and Harrison Portland Streetcar stop, residents
can quickly connect to the South Waterfront, Willamette River
Greenway, OHSU via the Portland Tram, the Pearl District and all the
attractions Portland has to offer.
Architects push quality affordable housing
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Developers from a Fort Myers
architectural firm, Architects Inc. are meeting with business owners
to discuss the development of culturally-rich low-income housing.
Building designers have found ways
to make properties marketable, given space restrictions and other
constraints coming from the target income bracket.
Sales Begin at Canyon Court Condominiums in
Beaverton!
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Portland, Oregon, September 29,
2006 –Sales for 31 luxury townhouse-styled condominiums has begun at
Canyon Court Condominiums. Canyon Court is located on SW 103rd
Avenue, just one block North of Canyon Rd in the West Slope
neighborhood. Prices for Phase #1 are $219,900-$229,900.
All units feature 2 bedrooms, 2 full baths and attached 2 car garages.
Standard amenities include slate entries, hardwood flooring on the
main level, Granite counters, Stainless appliances as well as gas
fireplaces & heating. In addition there are two color packages to
choose from. The first occupancies are expected to be in Late
November.
Belmont Townhome Condominiums
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The Belmont area offers condominiums as unique as
the neighborhood, designed for buyers who want to live in a traditional
neighborhood but in a smaller, low-maintenance home.
New condos on or near Belmont Street include:
Belmont Townhome Condominiums, 3311 S.E. Morrison St.
Sizes: 835 to 1,626 square feet
Prices: $234,900 to $429,900
Sales: Gary Whitehill-Baziuk, Realty Trust Group, 5015 S.E. Hawthorne
Blvd.; 503-516-8369
Consisting of 28 row houses with a courtyard and alley-loaded garages,
the project blends with surrounding condominium complexes and older
single-family homes. The condos, built on the last parcel of the old
Belmont Dairy site, are across the street from Zupan's and within
walking distance of Belmont's array of shops and cafes.
The condos have one to two bedrooms; some two-bedroom units have a
ground-floor bonus room. Kitchen and living room are on the second
level and bedrooms on the third.All townhomes include a one-car garage,
air conditioning, bamboo floors, maple cabinets, Energy Star appliances
(refrigerator not included) and granite countertops.
Harrison Condominium Project Launches
Web Site, Announces Initial Pricing from $175,000
LiveHarrison.com will show sample views from the three
high-rise towers and allow interested buyers to join the
Priority Interest List.
Harrison, the new
residential community formerly known as the Portland Center
Apartments, has launched its Web site,
www.LiveHarrison.com, where prospective buyers can join the
Priority Interest List. Only current residents and interested buyers
who join the Priority Interest List will have an opportunity to
purchase a unit in the first phase. The first condominium units in the
Harrison will be available for purchase by spring of 2006 and ready
for move-in by summer 2006.
The developers of Harrison
also announced that starting prices for units in the first phase will
begin at $175,000 for a one-bedroom, $225,000 for a two-bedroom,
$350,000 for townhomes and $550,000 for penthouses. The pricing gives
the project appeal both to first-time home buyers and to those looking
for luxurious urban living. The majority of the units are expected to
sell in the $175,000 to $550,000 range. Discounted prices and advance
purchase options will be offered to current residents.
"We are delighted at the
interest we've seen so far in this new home-ownership opportunity in
the heart of Portland," said Scott Stehman of Reliance Development,
who is leading the project. "Via our new Web site, prospective buyers
can check out floor plans, join our Priority Interest List and even
see examples of the stunning views they can enjoy from Harrison."
Harrison's three high-rise
towers, ranging from 22 to 25 stories, will be remodeled in phases,
beginning with the units in the top half of Harrison West (255 SW
Harrison Street). One tower will be fully renovated every 14 months,
with final completion slated for September 2008. Interior finishes
will include hardwood floors, granite kitchen counters,
stainless-steel appliances and new bath fixtures and treatments. All
common areas, including the beautiful external grounds, will be
enhanced.
Unlike many new projects
now under construction, prospective residents at Harrison will be able
see the unit – and the view – they are buying. In fact,
LiveHarrison.com lets visitors experience sample views from low,
medium and high floors in the project. Floor-to-ceiling windows and a
large balcony off the living room offer ample natural light and a
variety of sweeping vistas. Penthouse units offer two to three
balconies, and the ground-floor townhouses have wood-burning
fireplaces.
Home sales in the Dallas/Fort
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Home sales in the Dallas/Fort Worth metro area fell 7.5 percent in
August from their year-earlier level, while prices maintained modest
growth, according to preliminary statistics provided by North Texas
Real Estate Information Systems.
Realtors recorded 8,386 single-family home sales last month, down
from the August 2005 level of 9,067.
