Last night, I went to the Town Hall meeting at the Bend Armory hosted by The Big Look, the task force appointed in 2005 by Gov. Kulongoski to review the state's land-use laws and determine whether it's time to make some changes.
Since 2005, the task force has been traveling the state compiling thoughts on the land-use laws from experts and locals alike (with the exception of a notable "hiatus" last fall, when its budget was "temporarily shelved" during the controversial Measure 49 campaign to modify the equally controversial Measure 37, which attempted to compensate land-owners whose property values were reduced by land-use regulations). The task force's recommendations will be presented in a report to the 2009 state legislature.
The Big Look's efforts are in the home stretch now. For the past few weeks, the task force has been encouraging the citizens of 10 Oregon cities to speak their peace at town-hall meetings from Tillamook to La Grande.
I'm not sure how strong the turnout has been elsewhere, but there was certainly a strong showing in Bend. From my rough estimate, there were close to 150 folks there (20 tables of eight, mostly filled). I had planned to write an overview of the meeting, but a single story provided by the two men seated next to me paints a clear picture of at least one reason the task force is desperately needed.
The story goes back to 1990, when Rod Hinshaw bought a 720-acre parcel northeast of Sisters with the intention of splitting it into 18 40-acre parcels. Hinshaw and his son, Greg, say they met with the county before they purchased the property and were given approval to subdivide per their request. The plan was to develop the lots over time.
They didn't move fast enough. They were able to subdivide and sell one 40-acre parcel. But today, they've built just one home on their remaining 680 acres. That's all they've been allowed to build.
First, the Oregon Fish & Wildlife determined that the property was located in a winter deer habitat, which would limit them to building one home per 80-acre parcel. Meanwhile, the county changed its zoning laws to increase the minimum to 160-acre parcels. Eventually, the Hinshaws re-applied and requested five 160-acre parcels, one for each family member. Then, in 2007, the county changed the requirement to a 320-acre minimum (and, the Hinshaws say, they were never notified of the change before it went into effect).
They filed a Measure 37 claim, which disappeared with the passage of Measure 49. They say tried to file a Measure 49 claim but their lawyer missed the application deadline. Now, they'll be lucky if they're able to do a lot-line adjustment and create two buildable parcels. They're gonna try to do so, anyway. They aren't confident they'll be successful. I don't blame them.
The property is zoned as farmland but Greg says it's too rocky to farm, and, he says, although they do run cattle on the property, they aren't able to make a living at it.
Greg was one of over a dozen Deschutes County residents who spoke during the Open Mike phase of the meeting (the county was well-represented, with speakers from Sisters, Bend, Eagle Crest, Tumalo, Powell Butte and Crook County -- including several familiar faces, such as Lynn Lundquist, former state representative; Matt Cyrus, Sisters hay rancher and Aspen Lakes developer; and Nunzie Gould, Tumalo resident and outspoken opponent of Thornburgh Resort).
The problem, Hinshaw said, is that there's no consistency in the state.
That may have been one of the few things most people in the room agreed upon. There was definitely disagreement about whether the state, county or local government should oversee land-use laws. There was disagreement about the role that future development should play. But, come to think of it, there wasn't any disagreement that the state needs to do something -- the system as we know it isn't working for too many Oregon residents.
If you'd like to contribute your two cents, here's your chance: the Big Look Survey is online.
About the Author:
Lisa Broadwater is a Central Oregon-based real estate professional who specializes in listing
and selling rural acreage, especially horse properties. If you'd like to learn more
about Central Oregon, please visit www.CentralOregonHome4You.com.
No, they haven't begun the reroute of Highway 20 so that it bypasses downtown Sisters, although her downtown streets are dotted with orange cones these days. In case you've recently traveled through town amid the maze, you've probably wondered what exactly is going on. Well, a couple of things: first, an ongoing sidewalk improvement project is in the works; and the confusing five-way intersection at Cascade, Cedar and Larch is being reconfigured into a simpler four-way set-up.
But th
e discussion about exactly how to handle the ever-increasing traffic that funnels through town on its way to other Central Oregon locales is about to heat up (again). In the next few months, the City of Sisters will attempt to finalize its Transportation System Plan (TSP), which will address that problem.
For a while now, three different potential plans for dealing with Sisters' traffic congestion have been on the table:
Option 1.: Create a Main Street/Hood Avenue couplet through town, at a cost of approximately $47 million;
Option 2.: Create an alternate route from Barclay Drive on the north end of town to Locust Street on the south side, at a cost of approximately $41 million;
Option 3: Do nothing.
The de facto plan favored so far has been Option 3, simply because nobody could agree on anything else (the main concern: Would moving the main flow of traffic away from Cascade Avenue do irrevocable damage to the many businesses there?).
Last week, when Community Development Department Director Eric Porter held his monthly meeting with local Realtors, he discussed the pros and cons of Options 1 and 2. Option 1, he said, would be problematic because it would have to be done all at once (and the Oregon Department of Transportation has no money available until 2013, he pointed out); while Option 2, which is also less expensive, could be done piecemeal.
The TSP is supposed to be completed by the end of the year. However, before it's finalized, area residents will be asked via a public forum to weigh in on their preferences (sometime in the next few weeks). One motivating factor for finalizing the plan, Porter added: Sisters will be eligible for federal grant money once the plan is in place (in fact, he said, the city missed out on $1.5 million last year because the TSP had not been adopted). Let's hope that this time, a workable plan will emerge.
About the Author:
Lisa Broadwater is a Central Oregon-based real estate professional who specializes in listing and selling homes, especially in Sisters, Tumalo, Redmond and Bend. If you'd like to learn more about Central Oregon, please visit http://www.centraloregonhome4you.com/.
What a roller-coaster we've all been riding the past few days! This morning in Tumalo, I was greeted by the most incredible sunrise I've seen in a while -- it literally stopped me in my tracks. Although there's plenty to worry about (and plenty of time to do so), I decided it was my cue to stop, take a break from the financial fretting and count my blessings for a moment. I hope this photo will have a similar effect on you.
Yep, it's deer season. And here in Central Oregon, that doesn't just mean that hunters are on the lookout for our dear four-legged friends. Earlier this week I almost ran into a herd in my driveway -- literally (see photo, right). We have a fairly regular gang that enjoys meandering along the nearby irrigation canal and then plucking pears from our single fruit tree in the back yard.
Yesterday, I passed a herd of at least a dozen clustered in a 10-acre field in Tumalo, munching on a neighbor's freshly cut hay; and today one leapt out in front of my car and zipped across the road as I was about to show property in a rural subdivision a few miles outside Sisters.
All of which prompted me to remind everyone in the area to please take it slow when you're driving through Central Oregon this fall (especially at night) and keep at least one eye peeled for does and their babies or bachelor bucks on the move. No telling where they'll appear (I've run across them in downtown Sisters many times). The only sure thing is that they WILL appear -- often when you least expect it.
Lisa Broadwater is a Central Oregon-based real estate professional who specializes in listing
and selling rural acreage, especially horse properties. If you'd like to learn more
about Central Oregon, please visit www.CentralOregonHome4You.com.
Most folks who are familiar with Sisters have at least heard of, if not attended, the famous Sisters Rodeo, which takes place each summer during the second weekend of June. Well, now a new fall rodeo tradition seems to be in the works.
Hot on the heels of last weekend's venerable Pendleton Round-up in Eastern Oregon comes the new kid on the block: the Northwest Pro Rodeo Finals, which debuts its second season in Sisters this weekend (and for which my office, RE/MAX Town & Country Realty, serves as a main sponsor).
Also located at the Sisters Rodeo Grounds, the event brings together the best of the regional cowboys for Northwest Professional Rodeo Association's annual finals in six main events. (The Northwest Professional Rodeo Association is the western United States' largest regional rodeo organization; it annually sanctions more than 40 rodeos throughout Oregon, Washington, Idaho, Nevada and California.)
This rodeo is the brainchild of Outlaw Productions, which also held the i
naugural Pacific Coast Series this year, 30-plus rodeos scattered throughout the region all leading up to this event. Outlaw was founded by two well-known Central Oregon cowboys: bull rider Dan Wolfe and saddle bronc rider Ryder Gauteraux, who have brought some of their rodeo friends into the fold (well-known rodeo announcer Doug Mathis, for example, signed on for the rodeo last year at the invitation of his buddy Wolfe and will return again this year, he says, because he was so impressed with the production -- and with Central Oregon).
Events include bareback riding, saddle bronc riding, bull riding, tie-down roping, team roping, steer wrestling, barrel racing, and wild-cow milking. That's right. Wild-cow milking. For the uninitiated, in wild-cow milking, a herd of cows -- plucked straight out of the pasture -- are turned out into the arena, and then a team of competitors races after them. One member must catch the cow and hang on to it while another milks it, then the team must cross the finish line with milk in a bottle.
The festivities kick off Thursday night with a pre-party at the new Three Creeks Brewing Co. in Sisters. Friday's rodeo starts at 6 p.m., and is followed by two concerts: first Anastacia with Shireen Amini, followed by Leif James. Saturday's rodeo begins at 2 p..m, and is preceded by a breakfast and NPRA meeting, and followed by a barbecue and two more concerts with Anastacia/Shireen Amini, and Leif James. A Sunday morning awards banquet for NPRA members is followed by a 4-D barrel race.
All in all, it should be a lot of fun. Hope to see you there! (For a complete schedule, check out the Rodeo's website.)
About the Author:
Lisa Broadwater is a Central Oregon-based real estate professional who specializes in listing
and selling rural acreage, especially horse properties. If you'd like to learn more
about Central Oregon, please visit www.CentralOregonHome4You.com.
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Your Resource for Central Oregon Real Estate sales & information, especially Rural, Resort & Horse Properties in Sisters, Tumalo, Bend & Redmond. Learn more at www.CentralOregonHome4You.com
If you've 
ever visited Central Oregon, that's an easy question to answer: because it's one of the most gorgeous settings in the country, with an unparalleled quality of life (can you tell I love it here?).
Comprising three counties-Deschutes, Crook and Jefferson -- and three main cities -- Bend, Redmond and Sisters, plus a handful of smaller communities (Prineville, Powell Butte, Tumalo, Sunriver, La Pine and Caldera Springs) -- Central Oregon is one of the fastest growing regions in the Pacific Northwest. With its combination of ideal climate (300 days of sunshine), extensive recreational opportunities, its entrepreneur-friendly environment and broad slate of cultural outlets, Central Oregon has proven a popular destination among young and old alike.
To find out more about Central Oregon or to search for properties in the area, please visit my website, http://www.centraloregonhome4you.com/.
Good question. And, in truth, there are a number of things that should factor into your decision about whom you select to represent you in your next real estate transaction.
But what expectations do you have for the real estate professional you choose to work with? And remember, you do have a choice -- actually, in Central Oregon you have a lot of choice -- so don't settle for just any real estate broker; we really aren't all the same.
What qualities do you value in the people you do business with? Obviously, you want someone who's experienced, competent, trustworthy and knowledgeable, so consider more than just their skill sets. Think about the type of person you're most comfortable working with. Because the business of real estate is really a business built on relationships. As Realtors®, we live or die based on the success with which we satisfy our clients' expectations. And remember: The decision you make about the real estate professional you choose can affect not just the type of experience you have (i.e., an enjoyable one or a nightmare) but the quality of the process itself.
Those of us who take our job seriously spend our time focused on our clients, ensuring that they are well-informed, well-educated and well-prepared for every aspect of their transaction. Yet we aren't focused solely on the transaction itself, because we know our job doesn't end with that transaction. Our goal is to establish clients for life, so we follow up and nurture the relationships we have so they'll endure over the long haul.
Here's what you can expect from me:
I'm not a native Central Oregonian, but I love this place. Even before I became a Realtor®, I explored the area every chance I could get. And I love the business of real estate. I love making what can be a very stressful, intimidating process for my clients a positive experience for everyone I work with (that means clients, other agents, lenders, title officers, home inspectors -- everyone).
I'm passionate about what I do and give 100 percent of my focus to every task I undertake. I don't do things halfway. I was a journalist for 20-plus years, so I actually enjoy asking questions, solving problems and investigating issues. Research is my middle name.
But if you're looking for a fast-talking, Palm-toting, appointment-driven, call-me-at-midnight-on-a-Sunday-if-it-means-a-sales-tonight style agent, I'm not your gal. I spent 25 years living life on the edge, and too much of the really important stuff (my family, friends, personal life, etc.) passed me by while I was out working myself sick. My approach these days is much more relaxed, and my business is, by design, primarily referral-based. I don't ever want to be too busy juggling transactions to devote the time to my clients that they deserve.
But if you're looking for someone who will work diligently to make your real estate experience a positive one, who will work closely with you to address each issue that comes along in an effort to find the ideal outcome, look no further.
Not surprisingly, the Central Oregon real estate market has shown the effects of its rapid growth. From 1988 (when the city ended its last major real estate slump) until 2007, the average price of a Bend home rose an average of 11.3 percent per year, In 2006, home prices here appreciated faster than any other city in the country, according to the National House Price Index. (To put that in perspective, nationwide, the price index rose 5.9 percent.) And here's another attention-getting statistic: From the beginning of 2002 to the end of 2006, home prices in Bend appreciated 104.5 percent. Yikes! Thank goodness things have begun to level off. That's right; for Central Oregon, the dramatic real estate shift of 2007, with its significant downward turn in sales, is a good thing.
For a while there, the real estate speculating and building-for-the sake-of-buildling mentality had gotten out of control. City and county planners could no longer keep up with the workload, appraisers could no longer keep up with the price increases, and buyers and sellers could no longer agree to much of anything.
Meanwhile, too many builders built too many spec homes and too many investors hung their fortunes on the quick flip. So after what seemed like an unstoppable boom, things came to a grinding halt. Inventory began to pile up. The national mortgage industry's free-wheeling lending policies began to catch up with them. Homeowners who thought they were on firm financial ground found out otherwise. More and more people began to learn the meaning of "short sale" and "bank-owned."
And home prices began to decrease, if slightly. (By the end of 2007, the median price for a home in Bend was $287,053, compared to $289,755 at the end of 2006.) Because the high inventory meant that homes that once would have been on the market for four days were know sitting dormant for up to 14 months (or longer), sellers began to slash their prices accordingly. Even so, buyers, by and large, sat on the sidelines, waiting for the dust to settle. And the frenzy that had been Central Oregon real estate sales was no more. We had rejoined the real world.
Finally.
As Roger Lee, executive director of Economic Development for Central Oregon, a nonprofit organization dedicated to stimulating economic growth in the region, explains, "We certainly see this as a healthy thing. We hadn't really forecasted that the whole thing was going to come down exactly the way it has, but it needed to happen. It really did. You just can't sustain 30 percent appreciation of your housing market and still expect to have any type of middle-income jobs. You simply price everybody out of the market."
So it looks like we'll be firmly entrenched in a buyer's market for a while. We still have plenty of inventory. The lending world has gotten even less forgiving. The short-term economic picture is a huge question mark.
But the long-term real estate picture in Central Oregon is enviable. This is an incredible place to live!
"People are going to continue to come here," Roger Lee predicts. "It's a very attractive Western U.S. community. It's hard to find other places that are comparable. They're out there, but many of them are larger or are smaller and don't have the amenities that the tri-county area offers."
In fact, Lee says, last year the region's growth accounted for 18 percent of Oregon's overall population growth.
"Plus, if you look at the job creation here over the past seven years, I think there were 16,600 jobs created," he adds. "There's not a metro area in Oregon outside Portland that can match that - even though there are much larger populations. So our population growth here in the past 15 years has been dramatically larger than the rest of the state - and the nation. And the forecasts are, in the next 10 to 12 years, that we're supposed to actually pick up that pace. So if the forecasts are correct, we'll see more jobs created in the years going forward than we have in past years. And that's obviously really important to sustaining our economy long-term."
So How Can I Help You?
My areas of expertise include resort, rural and horse properties, investor opportunities and first-time home buyers. I've earned the Graduate of the Realtor Institute (GRI) designation, and as such have completed a course (including 90 hours of specialized education) most real estate professionals never even pursue and have gained skills many agents will never have.
I'm committed to the business of real estate, but I'm also committed to my community. I'm a member of the Communications Committee for the Central Oregon Association of Realtors®,, am a member of the Assistance League of Bend and participate in fellowship whenever possible at Crystal Peaks Youth Ranch.
If you'd like to know more about me, please visit my website, www.centraloregonhome4you.com, email me at lisabroadwater@remax.net or give me a call at toll-free (866) 963-2760.
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