Melina Tomson, M.S. Salem Oregon Real Estate Specialist

The City of Independence is the third largest urban area in Polk County, Oregon. As of 2003, there were 6,850 residents of Independence. Located across the Willamette River from Salem to the Southwest, it has three city parks including a new one on the riverfront.  Independence has two main festivals: Western Days (co-sponsered with Monmouth) and the Hop and Heritage Festival.

 
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For homeowners looking for small town charm, Independence is a good choice. New construction homes are available as well as older historic homes. Whether it is modern amenities or old home charm, Independence has both.

 

Brief History of Independence:

In June of 1845, settlers from Missouri arrived in what was to be called Independence. One of the settlers, John Thorp settled north of Ash Creek in an area that ended up being called Thorps' town. In 1861, a large flood occurred that left the town devastated. A new city, south of the old town, was platted on higher ground in 1867. The town was called Henry Hill's town of Independence. By 1885 the two towns merged to create Independence

 

With its location along the Willamette River, Independence originally benefited from the timber industry. During the 1920's and 30's, Independence became well known for its hop industry. Hops are used in the production of beer, and Oregon has several excellent local microbreweries. With its good soil, Independence has a long history of an agricultural economy.

 

In 1989, the historic district was established in a 30 block area located along the Willamette River. The early character and architecture has been preserved to make the Independence down town area filled with charm. The Riverview Amphitheater and Park were completed a few years ago and is a stunning park that adds to the livability of Independence. Because of its proximity to Salem and highly affordable housing, Independence is considered to be the next “bedroom” community for the Salem metro area.

Hailing originally from Illinois, I have to say the one thing I sometimes miss about the Midwest is snow. Oregon has mountains so I can get my snow fix every year, but I do have very fond memories of playing in the snow...including the Midwest blizzard of '79...Now that was snow...but I digress...

We don't get snow very often here in the Salem Oregon area because the clouds keep it warmer in the winter. My son, who is 8 1/2, has been able to walk outside the house and play in the snow three times in his lifetime.

This past week was one of those times. What people relocating from snow climates need to know about Oregon and snow...

1. I think the city of Salem owns about 2 snow plows...Don't expect to see one of these mythical machines on our roads too often.
2. Due to this lack of snow plows...the city pretty much shuts down for 1/2" of snow. Yep...schools are canceled, people stay home...automatic vacation time out here.
3. Since it doesn't snow very often, native Oregonians just don't know how to drive in it. You're safer at home, not due to the roads, but the other drivers...
4. We get serious ice out here. Since our temperatures tend to hover around freezing, we have snow then ice, then snow then ice. In all fairness to the city of Salem and snow plows...it can be dangerous on the roads anyway.
5. The snow on the trees is breathtaking. Unlike where I grew up in Illinois, where the snow gets dirty, the snow seems to stay pristine out here...maybe that's because there is no one on the roads to make it all dirty?
6. Crack! Snap! Thump! is the sound that is made when a tree loses a limb due to the weight of the ice and snow. If you hear that crack, make sure you aren't under the tree when the limb crashes to the ground.

So now if you are thinking about relocating to the mid-Willamette valley area, here in Salem Oregon, you can expect to get snow about once every three years. So come prepared...sleds...boots...hats...mittens...and for when it actually snows, a good book and some gourmet hot chocolate.

You'll probably be house ridden for a while.

Catchy title huh...I worked really hard coming up with that one.

Market Reports.

Dry? Boring? Great reading for insomniacs?

Well...Rich Jacobson loves them. Rich suggested in the comment of a post somewhere that we only post market reports on Active Rain because he loves them so much (okay I added this last part).

...he was joking for those of you that don't joke...

But I just wanted to dedicate this market report to Rich. I just wanted to make sure he got his needed fix of market report data on Active Rain, at least for today. I'm sure other members can help him out for those other days...

So without further ado...

Salem:

30 day absorption rate: 157
Inventory: 10.0 months
Average Price: $202,279
Average DOM: 126


Salem's inventory declined a little bit from last month's 12 month inventory. Considering the average sales price dropped by 12% since August, it appears that buyers saw more reasonable pricing from sellers.

Keizer:

30 day absorption rate: 29
Inventory: 7.7 months
Average Price: $226,148
Average DOM: 107


Keizer still hovers just above that neutral market goal. While still in a buyer's market, it is a small advantage. Keizer is working its way towards normal. Keizer still continues to "hold its own" this year.



Silverton:

30 day absorption rate: 5
Inventory: 23 months
Average Price: $239,580
Average DOM: 79


Well...Silverton inventories were starting to come down nicely. A rash of listing in the past two months have sent Silverton inventories up. I'd blame it on the builders but of the 30 homes listed in the past 60 days, only 3 were new construction. Silverton inventories were back up to where they were in January of 2008.

Aumsville:

30 day absorption rate: 4
Inventory: 8.25 months
Average Price: $193,200
Average DOM: 117


Aumsville inventories continue to run in the buyer's market side of things, but they are holding steady. The market isn't showing the impact of the credit markets like Stayton, but homes tend to be more affordable in Aumsville anyway.

Stayton:

30 day absorption rate: 1
Inventory: 70 months
Average Price: $162,500
Average DOM: 144



I don't think there is any town that felt the credit melt down more than Stayton. I am sure the current inventory and lack of sales last month won't last, but yuck! How is that for analysis?Currently 25% of the Stayton market is newer (2007-2008 built) homes. Stayton has been the most volatile of the metro cities in terms of the real estate inventory and continues to hold that designation. That's a Melina Tomson appointed designation by the way...nothing official.



Jefferson:

30 day absorption rate: 1
Inventory: 29 months
Average Price: $199,900
Average DOM: 179


Jefferson inventories continue to fluctuate wildly. We'll just have to wait and see how the numbers look like over a longer time frame to see if there is really any stabilization out there.

Turner:

30 day absorption rate: 0
Inventory: 22 months
Average Price: 0
Average DOM: 0


Nothing sold in Turner last month. Like Stayton, Turner had a lot of homes listed in the past couple of months with few sales. Turner is such a small town with only 22 homes on the current market. It is not unusual for huge fluctuations in their market data as a result.

Monmouth:

30 day absorption rate: 6
Inventory: 7.8 months
Average Price: $177,983
Average DOM: 56



Monmouth has had fairly good inventory numbers with a couple of spikes this year, but overall a fairly stable market. Homes prices continue to be affordable and those DOM's are impressive for the sold homes.

Independence:
30 day absorption rate: 6
Inventory: 9.7 months
Average Price: $160,300
Average DOM: 132


The Independence market seems to be continuing to have mild and very normal fluctuations in its inventories. The average price has come down and this market appears to be stable on the buyers side for right now.






Dallas:

30 day absorption rate: 10
Inventory: 17.2 months
Average Price: $191,323
Average DOM: 131


Dallas inventories have really increased in recent months. 22% of the homes on the Dallas market were built just in 2008. There is a serious oversupply of new homes in Dallas right now. It will take several months for the market to correct itself here. The volatility of the market in Dallas continues.



Some home prices are continuing to have mild declines in the Salem Metro area right now. For buyers contemplating diving into the market, talk to a mortgage broker to run your credit, then get a cup of coffee, do some jumping jacks or something to wake yourself up after reading this report. Then give me a call and I'm happy to help you sort through all of this.

So the essay contest for the home in Yachats, OR was too much for you? You didn't want to Win this home because you had to write a 250 word essay?

Have no fear...there is now a home that you can win here in Salem, OR that just requires you to complete a sentence. Yep...just one.

There is another contest to get rid of "sell" a home here in Oregon using the contest method of marketing. Win a House Now is having a contest for their home located at 1155 Morningstar Pl NW.

All you have to do is finish one sentence. You gotta like it. If an idea doesn't work, revamp it and try again.

You even get to choose which one from several options...

Some samples are:

1. My world could do without... (okay...no naming names here...be nice)
2. I have never...(wait a minute...wasn't that a college drinking game)
3. When I was younger, I...(what is considered younger? If I were 126 can I talk about bring only 101??)
4. What worries me most... (the missing blog button was my first thought...)

On and on. $245 to enter the contest, and $10,000 will go to charity assuming that they can get all of the entries that they need to hold the contest.

So for those of you interested in practicing, go ahead and pick a sentence and finish it in the comments section.

The house has a pool, which is a rare thing for Oregon, so all I want to know is...which one of you is serving margaritas at your next pool party. And yes, I take salt on mine. Thanks.

Every community has their special events and hidden gems. Pumpkin patch's are nothing new, but you really have to attend the pumpkin patch at Bauman Farms to see something special.

You are greeted with this year's theme which was pirate oriented. This large hay boat is a maze. Complete with large irrigation tube slide, this was a hit with many people this year.

I don't care who you are...these irrigation tube slides are fun.

That is just at the entry. Head over to the zip lines for some more fun. Attached to pulleys, these swings slide along, nice and fast. Not for really young children, kids over 3 that aren't afraid of a little speed can handle these. They do have hay swings in another area for the younger kids.

There is a teepee and covered wagon which is attached to the...

fort which exits out the..

gopher hole.

By far my kids favorite thing is the jumping pillow. Even Paul "I don't do bounce houses" Slaybaugh from Arizona would be hard pressed to not play on this thing.

The Bauman Farms Harvest Festival runs every October from the 1st-31st. We spent 6 hours there and didn't do everything. Now...part of that is my kids spent an hour jumping on the pillow...but this is for them...or is it?

This post covers just a tad of what is offered at the Harvest Festival. Visit the Bauman Farms website for more information about this great local event.