Seaside, OR

In Seaside, Oregon our market has of course felt the downturn based upon what is/has happened locally and the Real Estate Market in general. Interestingly enough, we were the one of the last areas in the Country to feel the effects of the market downturn. I think there are two reasons for this. 1. Our market is largely a second home community being located in Clatsop County right by the beautiful North Oregon Coast. 2. We are basically built out. The first thing I learned in Real Estate was the concept of supply and demand. That was over 35 years ago and the rule hasn't changed. More supply with less demand makes it a Buyers market. More demand with less supply makes it a sellers market. So, how do you get the best deal in today's market at the Coast?

1. This is obvious and the news has been full of this information adnausium ,but a Foreclosure or Short Sale or Bank property owned is sometimes a great place to start. I have recently put offers in on 2 short sales and both of them had multiple offers. Reminds me of the height of the market when we used the old trick of going in $1,000 over the asking price of the highest bid (which worked, by the way) If you don't want to get into a bidding war, there are other ways to get a great deal. Here are some other ways:

2. Ask your agent how long a property has been on the Market. This has been a great way to find a good deal as the longer it stays on the market, typically the more motivated a seller is for an offer, any offer looks good when they haven't had any activity. I have noticed this is where you can get some of the best deals, as each seller has a unique reason for selling and this is where the best deals can be found in our market in my opinion. I also like that you are in complete control because you are typically not in a bidding war.

3. Find out from the Selling Agent prior to making an offer whether or not any offers have been made on the property you want to make an offer on.

4. Don't ignore obvious signs like a vacant home. These folks are making at least two payments monthly as they are living somewhere else, and this gets old fast...

5. Ask your agent what the Assessed Market Value is on the house. As a general rule, homes in our area that are selling are going for almost exactly this amount. This has only happened in the past 6 months or so, and is a rule of thumb but I have noticed this consistencyy.

6. Try and keep yourself as un emotionally involved in the process as possible. I know sometimes this is difficult, but this way you can find more than one home and take a couple of stabs at getting the best deal for yourself.

There are some great deals to be had here at the coast. It is a great time to buy your retirement home, or second home or to just come and live. Two things you will want to remember though, is that we are basically built out, and everyone loves to come to the Beach! (Good reasons to be parking your money in the area) The supply and demand thing we were talking about.

Do yourself a favor and don't just limit yourself to foreclosure and Short Sales or Bank owned for the best deals. This is what separates the good agents from the best agents. Find an agent who is a buyers agent who will look out for yor needs. Thier knowledge of the local area will help you get the best deal He or She can, based upon what they know about the market.

The beautiful North Oregon Coast is more than just a day at the beach! Clam digging for the highly coveted razor clam or crabbing for the ever popular Dungeness crab are but a few of the coastal pastimes that this area has to offer. These hobbies have been enjoyed for generations by people of all ages. To that point, I thought that I'd publish the tide guide for the remaining portion of the year. Additionally, I've included a few helpful links includding one to the Oregon Dept. of Fish & Wildlife.

November - Seaside, 12th Avenue bridge, Necanicum River

Date       Day Time        Height  Time        Height  Time        Height  Time        Height  Time        Height  
            11/01/2009 Sun 12:04AM LDT 4.6  H  05:49AM LST 0.8  L  10:35AM LST 5.9  H  06:45PM LST -0.1 L  11:50PM LST 4.7  H  
            11/02/2009 Mon 06:25AM LST 0.9  L  11:06AM LST 6.2  H  07:23PM LST -0.3 L  
            11/03/2009 Tue 12:36AM LST 4.8  H  07:03AM LST 1.0  L  11:41AM LST 6.3  H  08:05PM LST -0.4 L  
            11/04/2009 Wed 01:23AM LST 4.8  H  07:42AM LST 1.1  L  12:19PM LST 6.4  H  08:49PM LST -0.5 L  
            11/05/2009 Thu 02:13AM LST 4.7  H  08:26AM LST 1.2  L  01:01PM LST 6.3  H  09:37PM LST -0.4 L  
            11/06/2009 Fri 03:07AM LST 4.6  H  09:15AM LST 1.3  L  01:49PM LST 6.2  H  10:28PM LST -0.4 L  
            11/07/2009 Sat 04:05AM LST 4.5  H  10:14AM LST 1.3  L  02:43PM LST 5.8  H  11:24PM LST -0.3 L  
            11/08/2009 Sun 05:06AM LST 4.6  H  11:27AM LST 1.3  L  03:48PM LST 5.3  H  
            11/09/2009 Mon 12:24AM LST -0.1 L  06:06AM LST 4.8  H  12:52PM LST 1.2  L  05:06PM LST 4.9  H  
            11/10/2009 Tue 01:24AM LST 0.1  L  07:01AM LST 5.0  H  02:17PM LST 1.0  L  06:32PM LST 4.5  H  
            11/11/2009 Wed 02:23AM LST 0.3  L  07:49AM LST 5.3  H  03:29PM LST 0.7  L  07:56PM LST 4.4  H  
            11/12/2009 Thu 03:19AM LST 0.4  L  08:33AM LST 5.7  H  04:29PM LST 0.3  L  09:11PM LST 4.5  H  
            11/13/2009 Fri 04:10AM LST 0.6  L  09:13AM LST 6.0  H  05:21PM LST 0.0  L  10:16PM LST 4.5  H  
            11/14/2009 Sat 04:58AM LST 0.8  L  09:51AM LST 6.2  H  06:06PM LST -0.2 L  11:13PM LST 4.7  H  
            11/15/2009 Sun 05:43AM LST 0.9  L  10:28AM LST 6.3  H  06:49PM LST -0.3 L  
            11/16/2009 Mon 12:04AM LST 4.8  H  06:26AM LST 1.1  L  11:04AM LST 6.3  H  07:30PM LST -0.4 L  
            11/17/2009 Tue 12:51AM LST 4.8  H  07:08AM LST 1.1  L  11:41AM LST 6.2  H  08:09PM LST -0.4 L  
            11/18/2009 Wed 01:36AM LST 4.8  H  07:49AM LST 1.3  L  12:17PM LST 6.1  H  08:49PM LST -0.3 L  
            11/19/2009 Thu 02:20AM LST 4.7  H  08:30AM LST 1.3  L  12:55PM LST 5.8  H  09:29PM LST -0.2 L  
            11/20/2009 Fri 03:05AM LST 4.6  H  09:13AM LST 1.4  L  01:33PM LST 5.5  H  10:10PM LST -0.1 L  
            11/21/2009 Sat 03:52AM LST 4.5  H  10:01AM LST 1.4  L  02:15PM LST 5.2  H  10:53PM LST 0.0  L  
            11/22/2009 Sun 04:40AM LST 4.5  H  10:58AM LST 1.4  L  03:02PM LST 4.8  H  11:37PM LST 0.2  L  
            11/23/2009 Mon 05:28AM LST 4.5  H  12:05PM LST 1.4  L  03:57PM LST 4.4  H  
            11/24/2009 Tue 12:23AM LST 0.3  L  06:14AM LST 4.6  H  01:20PM LST 1.3  L  05:07PM LST 4.1  H  
            11/25/2009 Wed 01:10AM LST 0.5  L  06:54AM LST 4.8  H  02:31PM LST 1.1  L  06:27PM LST 3.8  H  
            11/26/2009 Thu 01:57AM LST 0.7  L  07:31AM LST 5.0  H  03:29PM LST 0.8  L  07:48PM LST 3.7  H  
            11/27/2009 Fri 02:45AM LST 0.8  L  08:05AM LST 5.3  H  04:18PM LST 0.6  L  09:00PM LST 3.9  H  
            11/28/2009 Sat 03:32AM LST 1.0  L  08:39AM LST 5.7  H  05:01PM LST 0.3  L  10:01PM LST 4.1  H  
            11/29/2009 Sun 04:19AM LST 1.1  L  09:14AM LST 6.0  H  05:43PM LST -0.0 L  10:55PM LST 4.4  H  
            11/30/2009 Mon 05:05AM LST 1.1  L  09:52AM LST 6.3  H  06:24PM LST -0.3 L  11:44PM LST 4.6  H  
            

All times are listed in Local Standard Time(LST) or, Local Daylight Time (LDT) (when applicable). All heights are in feet referenced to Mean Lower Low Water (MLLW).

December - Seaside, 12th Avenue bridge, Necanicum River

Date       Day Time        Height  Time        Height  Time        Height  Time        Height  Time        Height  
            12/01/2009 Tue 05:51AM LST 1.2  L  10:33AM LST 6.6  H  07:07PM LST -0.5 L  
            12/02/2009 Wed 12:31AM LST 4.8  H  06:37AM LST 1.2  L  11:15AM LST 6.7  H  07:51PM LST -0.6 L  
            12/03/2009 Thu 01:18AM LST 4.9  H  07:25AM LST 1.2  L  12:01PM LST 6.8  H  08:37PM LST -0.6 L  
            12/04/2009 Fri 02:05AM LST 4.9  H  08:16AM LST 1.2  L  12:49PM LST 6.6  H  09:24PM LST -0.6 L  
            12/05/2009 Sat 02:54AM LST 5.0  H  09:12AM LST 1.2  L  01:41PM LST 6.3  H  10:12PM LST -0.5 L  
            12/06/2009 Sun 03:44AM LST 5.1  H  10:15AM LST 1.2  L  02:38PM LST 5.8  H  11:01PM LST -0.3 L  
            12/07/2009 Mon 04:34AM LST 5.2  H  11:26AM LST 1.1  L  03:42PM LST 5.3  H  11:52PM LST -0.0 L  
            12/08/2009 Tue 05:25AM LST 5.4  H  12:43PM LST 1.0  L  04:56PM LST 4.6  H  
            12/09/2009 Wed 12:44AM LST 0.3  L  06:15AM LST 5.6  H  02:02PM LST 0.7  L  06:22PM LST 4.2  H  
            12/10/2009 Thu 01:38AM LST 0.6  L  07:03AM LST 5.8  H  03:14PM LST 0.5  L  07:51PM LST 4.1  H  
            12/11/2009 Fri 02:35AM LST 0.8  L  07:50AM LST 6.1  H  04:16PM LST 0.2  L  09:14PM LST 4.1  H  
            12/12/2009 Sat 03:32AM LST 1.0  L  08:35AM LST 6.2  H  05:09PM LST 0.0  L  10:23PM LST 4.3  H  
            12/13/2009 Sun 04:28AM LST 1.2  L  09:19AM LST 6.2  H  05:56PM LST -0.2 L  11:19PM LST 4.5  H  
            12/14/2009 Mon 05:20AM LST 1.3  L  10:01AM LST 6.3  H  06:38PM LST -0.3 L  
            12/15/2009 Tue 12:07AM LST 4.6  H  06:08AM LST 1.3  L  10:41AM LST 6.2  H  07:18PM LST -0.3 L  
            12/16/2009 Wed 12:49AM LST 4.8  H  06:52AM LST 1.4  L  11:21AM LST 6.2  H  07:56PM LST -0.3 L  
            12/17/2009 Thu 01:27AM LST 4.8  H  07:34AM LST 1.4  L  11:59AM LST 6.1  H  08:32PM LST -0.3 L  
            12/18/2009 Fri 02:04AM LST 4.8  H  08:14AM LST 1.3  L  12:36PM LST 5.9  H  09:08PM LST -0.2 L  
            12/19/2009 Sat 02:40AM LST 4.8  H  08:56AM LST 1.3  L  01:14PM LST 5.6  H  09:42PM LST -0.1 L  
            12/20/2009 Sun 03:16AM LST 4.8  H  09:40AM LST 1.3  L  01:53PM LST 5.3  H  10:17PM LST 0.0  L  
            12/21/2009 Mon 03:52AM LST 4.9  H  10:30AM LST 1.3  L  02:35PM LST 4.9  H  10:51PM LST 0.2  L  
            12/22/2009 Tue 04:27AM LST 4.9  H  11:26AM LST 1.2  L  03:23PM LST 4.5  H  11:25PM LST 0.4  L  
            12/23/2009 Wed 05:03AM LST 5.0  H  12:28PM LST 1.1  L  04:23PM LST 4.1  H  
            12/24/2009 Thu 12:02AM LST 0.6  L  05:39AM LST 5.2  H  01:35PM LST 1.0  L  05:38PM LST 3.7  H  
            12/25/2009 Fri 12:42AM LST 0.8  L  06:17AM LST 5.3  H  02:40PM LST 0.7  L  07:08PM LST 3.6  H  
            12/26/2009 Sat 01:30AM LST 1.0  L  06:58AM LST 5.6  H  03:38PM LST 0.5  L  08:36PM LST 3.6  H  
            12/27/2009 Sun 02:26AM LST 1.2  L  07:43AM LST 5.9  H  04:31PM LST 0.2  L  09:49PM LST 4.0  H  
            12/28/2009 Mon 03:28AM LST 1.3  L  08:31AM LST 6.2  H  05:20PM LST -0.1 L  10:46PM LST 4.2  H  
            12/29/2009 Tue 04:29AM LST 1.4  L  09:20AM LST 6.5  H  06:07PM LST -0.3 L  11:35PM LST 4.5  H  
            12/30/2009 Wed 05:26AM LST 1.3  L  10:11AM LST 6.8  H  06:52PM LST -0.5 L  
            12/31/2009 Thu 12:20AM LST 4.9  H  06:21AM LST 1.3  L  11:01AM LST 7.0  H  07:37PM LST -0.6 L  
            

All times are listed in Local Standard Time(LST) or, Local Daylight Time (LDT) (when applicable). All heights are in feet referenced to Mean Lower Low Water (MLLW).

Here's a great link to a "How To Dig Clams" website that might be helpful to those novices- http://wdfw.wa.gov/fish/shelfish/razorclm/razor6.htm

Here's information from the State of Oregon that you might find helpful as well: http://www.dfw.state.or.us/MRP/shellfish/razorclams/

As you can see, upper tier sales have been soft in the Seaside marketplace due to a lack of secondary home buyers. Seaside has been impacted by the economy as secondary home buyers took to the bleachers when the stock market collapsed in 2008. Trends reflect that there were two additional sales above $ 500,000 with the biggest sale y-t-d being an ocean view property that sold at: $ 810,000.

Opportunists should be aware that for the first time in many years deals are abundant on ocean front homes that have historically listed for atleast 1 million + Today, a total of: 4 ocean front properties are available at under $ 900k.

The overview remains the same, properties listed at above $ 300,000 continue to languish on the marketplace for the second year in a row. The time to buy is now as the deals are HOT and inventory is a plenty!

Growing up on the North Oregon Coast was a most wonderful experience. I've always said that we had the best of everything with, the ocean out the front door, the mountains out the back door & the fact that Nordstrom's was only an hour & half away! Ironically, the same holds true today!

Never in a million years would I have predicted that I would return home after a fulfilling sales career with Corporate Nabisco. Circumstances prevailed & I've been back about 13 years. Today, I claim to be living the good life (according to the standards of HGTV)! I'm living where I want to live & doing what I love to do. The sun is shining brightly on the North Oregon Coast as we enjoy yet another "Indian summer" day. Life is Good!

I recently stumbled across a wonderful relocation guide produced by our well respected Seaside Chamber of Commerce. This invaluable tool addresses some of the most often asked questions by my real estate clients. Following, please find a excerpt that can be located at:

http://www.seasidechamber.com/moving.htm

Population: Seaside's permanent residential population is around: 6,300. During the summer months this can swell considerably with visitors from all over the world. Approximately 22% of the population is over the age of 65, and the median age 39.

Climate: Seaside enjoys a cool, moderate climate. Summer days are long and often end with a dramatic sunset. Temperartures range from 50 to 80 in the summer with cooling breezes. Indian Summer in the fall provides a pleasant balmy close to summer. Winter brings misty rainfall interspersed with sunny days and occasional storms. Temperatures run from 30-50 on average. The air is fresh & clean with Northwest winds in the summer and Southwest winds in the winter.

Make It A Great Day!

Marianne Pittard