The festival season in Sisters --always packed with entertaining cultural events -- launches this weekend with a new event that sounds like a real hoot: the first annual 
Ranch Life & Rodeo show.
Designed to honor the town's rich Western heritage, the event is packed with out-of-the-ordinary activities. Perhaps most notably, in celebration of Oregon's 150th birthday, the Deschutes Historical Society is re-enacting an old-fashioned stagecoach ride between Bend and Sisters (the stage leaves from Sisters today and will return from Bend on Saturday (it's expected to arrive around 4 p.m.)
On a similar note, Jenny and Jerry Andres, owners of Sisters View Clydesdales, will offer free stagecoach rides from the Sisters Chamber of Commerce (291 E. Main) to Sisters Art Works (204 W. Adams) and back from noon-4 p.m.
For those who prefer smaller four-legged friends, Joanne Shook from Buck Haven Llama Farm is bringing her llamas to town (sorry, I don't have the details on that).
Artistic Options
Meanwhile, the Sisters arts community is pulling out all the stops. First, Sisters Art Works hosts a meet-the-artists reception from 10 a.m.-5 p.m., including Western artist/singer-songwriter Dyrk Godby. A onetime professional rodeo competitor, Godby will also be singing at various times during the day.
Noted naturalist sculptor Skip Armstrong demonstrates his chainsaw sculpture at noon, followed by Jeff Wester of Ponderosa Forge demonstrating his blacksmithing skills and horseshoeing technique at 2 p.m. And Jill Stanford, author of The Cowgirl Cookbook, will provide food samples (and chuckwagon food and cowboy coffee will be available to purchase all day).
Cowgirls of the West Living History, a local group of women dedicated in preserving cowgirl history from the 1900s-‘60s, will also be on hand at the Sisters Art Works building. They'll provide historical education about notable female rodeo competitors, Wild West performers, vaudeville performers and such (including Lucille Mulhall, Vera McGinnis, Prairie Rose Henderson and Dale Evans).
High Desert Gallery (281 W. Cascade Ave.) is hosting "West of West, A Celebration of Ranch Life" exhibit, with an artist's reception featuring refreshments and live music from 4-7 p.m.
Eating, Drinking and Merry-Making
Throughout the day, area restaurants will duke it out in a "Best Beef" Contest. Competing restaurants are creating a special beef dish to be judged for a panel of local Realtors; prizes will be awarded to the winners. Participants -- including Bronco Billy's Ranch Grill & Saloon, Aspen Lakes' Brand 33 Restaurant, The Gallery, Coyote Creek Cafe, Suttle Lake's Boathouse Restaurant, Ski Inn, Soji Noodle & Rice, Scoots Bar & Grill, Three Creeks Brewing Co., Martolli's Pizza, Papandrea's Pizzeria and Ken's Old Fashion Pizza -- have been asked to somehow include the dish on the menu during the celebration.
Bronco Billy's will also host a performance/class of line/square dancing by Jessica Yankey (manager/trainer at Emerald Ranch) from 4 to 6 p.m. Jessica will be calling and clogging; spectators will be encouraged to dance along with her.
Also from 4 to 6 p.m., COYO will perform its ancient Native American melodies behind Don Terra Artworks (222 W Hood). A beer garden will be open during the performance (actually from 3 to 7 p.m.), courtesy of Three Creeks Brewing Co.
And finally, for a 6 p.m. musical celebration at the Sisters Art Works building, Charley Engel (host of 106.7 KPOV's radio show "Calling All Cowboys") has gathered several cowboy poets and musicians, including The Anvil Blasters, Rick Steber, John Grant and the Western Revue, Don Worthing, and Big Pine and Pitchtones.($10 suggested donation.)
One last thing: This is a new event, organized by several resources, so some of the information provided here may not be accurate (in other words, if the time or location I've listed regarding a particular event within the show is inaccurate, I apologize! It's a work in progress...)
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 www.CentralOregonHome4You.com.
Much has been made recently about the struggles of the downtown Sisters business community. Last year, the town was classified a "severely distressed community" by the Oregon Economic & Community Development Department, which arrived at the designation after analyzing data in four areas: percentage of the population with a bachelor's degree age 25 or higher; unemployment rate (any community above 8 percent is considered "distressed); percentage of the population below poverty; and per-capita income. Sisters qualified for the moniker in all four areas, making it "severely" distressed, as opposed to simply "distressed."
This year, the rest of Deschutes County joined Sisters in receiving the "distressed" classification, after countywide unemployment more than doubled, from 6.7 to 14.7 percent. (Check out how the rest of the state fared this year here.)
The New Guy in Town
So, having said all that, it's nice to be able report some good news involving a downtown business: Yesterday marked the grand opening of Slick's Que Co., a new family-friendly restaurant on Main Street (well, Cascade Avenue). The official ribbon-cutting was at 10 a.m.; I stopped by on my way to an appointment to check it out at about 11:30, and was pleased to see that the place was already doing a pretty brisk business.
The downhome-style barbecue joint is the brainchild of barbecue aficionado Roy Slicker, who's no newcomer to the ultra-competitive barbecue world (he's vice president-Northwest Region of the National Barbecue Association); he owns Slick's with his wife, Kim, along with Vicki Zahler. Thursday, I spotted Roy mingling tableside with the patrons (that's him in the cowboy hat in the photo below).
Today, I went back to pick up a pulled-pork sandwich and found Roy slicing brisket behind the counter (see photo below). I was pleasantly surprised with my sandwich. I'm from the South -- Texas, Arkansas and Tennessee by way of Mississippi, to be exact -- so I'm no ‘cue rookie myself. I would, however, like to see a little more pork and a little less bun; and down the road, it would be nice if there was more than one sauce to choose from. All in all, though, Slick's is a very welcome addition to the scene. Great vibes here.
The restaurant's casual ambiance combines the practical (self-serve line service, picnic-table seating) with the quirky (eclectic cowboy memorabilia, corrugated-metal siding, license-plate-covered columns).There are both eat-in and takeout BBQ options (sandwiches, plates, lunch and dinner kits). All the rubs, salts and sauces are made by Slick's, and its meats (pork, brisket, sausage and turkey) are slow-smoked up to 18 hours in an authentic BBQ pit smoker. Sides (baked beans, cole slaw, potato salad) are prepared fresh daily.
Slick's is open Thursday-Sunday from 11 a.m. until they run out (Roy prepares just enough smoked meats for the next day). 240 E Cascade; (541) 719-0580. Only cash or checks are accepted (but there's an ATM located inside the restaurant).
Good luck, guys!
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 www.CentralOregonHome4You.com.
There were a few encouraging signs in Tumalo this month: The number of Active listings was down slightly, sales activity was up slightly and the inventory was down from a 36-month supply in March to a still-daunting 32-month supply. Also, although there are still 33 listings at or above $1 million, the most popular price point for Active listings dropped significantly to $650,000-$699,999, with 10 listings, compared to seven listings at $1,000,000-$1,249,999 and seven listings at $1,250,000-$1,499,999.
As a horse-property specialist, Tumalo has always been of particular interest to me because that's where you'll find many of the most desirable horse properties in Central Oregon. Because its boundaries are up to interpretation, please consider the following statistics a general barometer of the area's real estate activity that includes most, but not necessarily all, of the listings in Tumalo.
LISTING ACTIVITY
Active Residential With Acreage Listings in Tumalo: 91
Contingent Residential With Acreage Sales in Tumalo: 4
Pending Residential With Acreage Sales in Tumalo: 3
Residential With Acreage Closed Sales in Tumalo: 2
Average Days on Market: 257 days for Active RW listings
195 days for RW listings sold in March
Median Sales Price: $899,000 for Active RW listings
$426,000 for RW listings sold in March
INVENTORY:
Residential with Acreage: 32-month supply (34 sales in the previous 12 months)
SALES PRICE:
Least-Expensive Residential with Acreage Active Listing: $264,000
Most-Expensive Residential with Acreage Active Listing: $3,900,000
Price Points with the Most Active Listings: $650,000-$699,999 (10 listings)
Listings at $1,000,000 or more: 33
If you're interested in studying the market in more depth, a number of charts below capture various aspects of the Tumalo real estate market in detail.
If you'd like to learn more about the Sisters real estate market, don't hesitate to email me at lisabroadwater@remax.net or call me toll-free at 866-963-2760.
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 www.CentralOregonHome4You.com.
The Sisters market saw only subtle changes from March to April, with a minimal increase in inventory --which remains high -- and a slight increase in sales activity.
Days on Market changed little also, for both Single Family Residences and Homes on Acreage. Meanwhile, the Average price for listed SFR listings increased slightly (from $500,457 to $508,622), and the Average price for Homes on Acreage decreased from $981,523 to $949,320.
Here are a few April highlights of the Sisters market:
LISTING ACTIVITY
Active Residential Listings in Sisters: 180 (100 Single Family Residences; 80 Residential with Acreage)
Contingent Residential Sales in Sisters: 3 SFR
Pending Residential Sales in Sisters: 4 (2 SFR; 2 RW)
Residential Sales in Sisters: 2 (1 SFR; 1 RW)
Average Days on Market: 177 days for Active SFR listings
242 days for Active RW listings
248 days for the SFR listings sold in April
84 days for the RW listing sold in April
Median Sales Price: $425,000 for Active SFR listings
$730,000 for the SFR listing sold in April
$724,450 for Active RW listings
$265,000 for the RW listing sold in April
INVENTORY
Single Family Residence: 19-month supply (62 sales in the previous 12 months)
Residential with Acreage: 40-month supply (24 sales in the previous 12 months)
SALES PRICE:
Least-Expensive Single Family Residence Active Listing: $169,990
Least-Expensive Residential with Acreage Active Listing: $249,000
Most-Expensive Single Family Residence Active Listing: $1,950,000
Most-Expensive Residential with Acreage Active Listing: $4,900,000
Price Point with the Most Active Listings: $250,000-$299,999 in SFR (14 listings)
$1,000,000-$1,249,999 in RW (11 listings)
The topic of conversation at this morning's broker home tour in Sisters: the new guidelines regarding the appraisal process.
Kathy Kemper-Green, one of our local mortgage brokers, spoke about changes resulting from the new Home Valuation Code of Conduct (HVCC), which went into effect on May 1.
The revised HVACC, which applies to conforming loans backed by Fannie Mae and Freddie Mac, instituted a new system designed to make the appraisal process more impartial. In the past, mortgage brokers were allowed to order appraisals directly, but that is no longer the case. Now, only a lender or its designated third-party, known as an Appraisal Management Company, will be allowed to order the appraisal.
Because of this shift, Kemper-Green recommended that home-buyers allow more time for the appraisal process (a closing of at least 45 days) and noted that buyers would also now have to pay for the appraisal when it was ordered rather than at closing.
Additional Input
After the tour, I talked with a couple of other loan officers I know to get their take on the HVCC changes.
Mitch Wilcox, senior mortgage planner with Response Mortgage Services, said he doesn't anticipate any significant changes in how his loans are processed because as a mortgage banker (vs. broker) he will still order his own appraisals.
Meanwhile, Brian Liebman, senior loan officer for Community First Bank, said he doesn't foresee significant delays regarding the appraisal process but is experiencing longer underwriting turn-around times (now, typically two weeks) because of the current high volume of refinancing. He also mentioned that he never charges clients any money up front, so he will cover the appraisal cost for his clients (which he will recoup at closing).
Bottom line: The lending industry is still in flux. So choose your mortgage professional wisely and know exactly what their expectations are from you and from their lenders and servicers before you write an offer.
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 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.) From the beginning of 2002 to the end of 2006, home prices in Bend appreciated 104.5 percent.
Actually, 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. (By the end of 2008, the median price for a home in Bend was $289.450, compared to $351,978 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.
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 of Economic Development for Central Oregon 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.
"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) that most real estate professionals never even pursue and have gained skills many agents will never have.
This spring, I received my Certified Distressed Property Expert designation, which provided me extensive education in dealing with sellers facing foreclosure and buyers interested in purchasing short sales. Like most communities, Central Oregon is seeing a significant increase in the number of short sale and foreclosure properties on the market.
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® 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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