The Portland Condo Blog

Posts tagged “Pearl District Lofts

Value Alert… It’s already gone!

Gregory

If you were thinking about giving me a call on the condo I mentioned a few days ago…it’s too late.  I did say call me asap on this one! After the owners of this unit dropped the price again…this time $60,000, the unit went pending in 2 days! I am not sure what the final sales price will be but anything under the $899,900 listed price will be a very good buy for some lucky buyer!

Because I specialize in the condo market I am able to recognize good value. I don’t post these value alerts very often as I feel it needs to be a pretty special condo…and price, to do so and this was one of those moments.  So the next time you see one of these condo alerts, call me ASAP!

Brad Golik is a condo specialist with LUXE Christie’s International Real Estate. You can come down and meet Brad in his new Pearl District location at 707 NW 11th Ave. – LuxuryCondosofPortland.com    PortlandPenthouse.com

Here is a Christie’s fun fact: In New York last year, Christie’s International Real Estate sold 8 out of the top 10 most expensive homes… and 16 out of the top 25!


It’s that time of the year!

It’s that time of year for many, graduation! How does that relate to real estate? For those newly empty nesters, it may mean that it is time to downsize. Many of the condo buyers I have worked with over the years were in this very same position. One of the common dilemmas they each face is if they are able to go from a 3,000—4,500 square foot home , down to a 1,300—2,000 square foot condo. Now the one thing many are giving up is a spacious yard…sometimes this is a blessing in disguise. Many decide they are ok spending more time on the golf course and less time pulling weeds!

Adjusting to smaller spaces. The one thing I always ask potential buyer’s is where do they spend their time in their current house? The most common answers…the kitchen, the family room and the master bedroom. This my friends is a condo! Do you really need that 3rd and 4th bedroom? Do you really need that 1500 square foot
finished basement that rarely gets use? What most people find is that they can easily adjust to the smaller spaces and what they really enjoy is the new benefit of more time to be doing what they enjoy and less time slaving over a large yard.

Another added perk to condo living… nearby restaurants! While many of you may enjoy your time in the kitchen, after years of trying to figure what to cook for your family every night, it is nice to have the option to just go down an elevator and walk to you favorite eatery!

Another thing I see with those that choose to downsize, selling the big home in the suburbs and buying two smaller condos. Many buy a condo in the downtown area and possibly a second in areas like Palm Springs or Scottsdale Az. Now this may be a luxury for many, but as the kids leave home, many are ok with having a little more “Me Time”.

Brad Golik is a condominium specialist with Total Property Resources and LuxuryCondosofPortland.com
You can set up condo tours with Brad by calling him at 503-896-8856


Hot listing of the week!

Give me a call if you would like to tour this beautiful loft in Portland’s Pearl District!

503-896-8856


New Streetcar Loft listing

Deck-atNight

If outdoor living is important to you, here is a condo that is a must see! This Pearl District loft has 2 decks, the first on the main level, while not large, it does offer enough space for the BBQ and it’s close to the kitchen. The second deck offers enough space for both a sitting area and dining area and has views of the Freemont Bridge as well as the city lights to the South. Kick back and enjoy your outdoor time with a glass of wine and a comfy fire! To see this beautiful, 2 level unit at Streetcar Lofts, call Brad Golik at 503-896-8856

 

How were the numbers for condominiums in 2017? Stay tuned as we will be posting year end numbers on Portland’s condo, loft and townhome markets!

Brad Golik is a condo specialist and can be found at his new company Total Property Resources. You can reach him at 503-896-8856 or at pdxluxcondos@gmail.com Visit his awesome website at http://www.LuxuryCondosofPortland.com .


Election is over…how is the market?

If you have not noticed…the market has slowed down!

What is the one thing I see happening everyday? Price reductions. Yes we are seeing a huge number of listed properties being adjusted. Usually, we see a slow down this time of year as we go into the holidays. What is a little more unusual is to see the amount of slowdown that we have seen in the number of showings the last several weeks. What is to blame for this? It could be all of the attention that was being put on the presidential election. With this were the fears of what would happen to the markets if either candidate won. The good news in this area was the stock market. On election night when it looked as though Trump would be the winner, stock market futures were down in a big way, over 800 points. But, in the morning after the dust had settled, the market was very strong and it has remained that way. What does this have to do with the housing market? Well, when the stock market is strong, peoples confidence increases and the comfort level of making a big purchase becomes improved. The new thing we need to look at now are interest rates…they are up. Will this force people to get off the fence and make a move?

With that said… let’s talk real estate! As mentioned, there have been a number of price reductions In the market. Two of these are a couple of very nice units in the mid $600,000 range. One is a loft in the heart of the Pearl. The other is a condo along the waterfront.

The loft, priced at $629,900, is unit #306 at McKenzie Lofts. With a beautifully updated kitchen, this 1 bedroom plus den unit is open and spacious. Walk to restaurants or walk outside your door for your morning cup of coffee at Starbucks. You can’t go wrong with this awesome loft in the Pearl! See Video: https://video214.com/play/11vHJkeJI8ypsdUHe0400g/s/dark

2condoloft

The condo, a 2 bedroom ground floor unit at Pacifica Tower, is a well appointed unit along the shores of the Willamette. Are you a pet owner? The massive patio is perfect for those who own a dog or two. Not a pet owner? Well you will love the outdoor “Extended Living Area” for lounging or enjoying BBQ’s where space is not a problem! See Video: https://video214.com/play/1HJOmmsY6EHdrbCx993hwA/s/dark

If you would like to view either of these units, give me a call today at 503-896-8856.

I don’t get political on my blog… because you will always offend half of readers. I will say this. The election is over. Let’s get back to work and come together. If you are a person that is comfortable financially, next time you walk by a homeless person that is down on their luck, buy them a cup of coffee or a breakfast. Let’s get back to being kind to one another. Do something nice for someone today!

Brad Golik is a condominium specialist at Pearl District Properties. You can view his website at http://www.LuxuryCondosofPortland.com
Contact Brad at pdxluxcondos@gmail.com

 


New Penthouse Listing

 

BlastPic

Today I am listing a beautiful penthouse at Pacifica Tower! Enjoy floor to ceiling windows in this corner unit. One of the best floor plans available at Pacifica Tower. Located in the NW corner of the building, this unit offers panoramic views of the Willamette River, Portland’s West Hills and the twinkling city lights. This home features two very large bedrooms and two decks!

If you are in the market for a condo in this price range, give me a call to set up a private showing of this fantastic penthouse.

Brad Golik is a condominium specialist with Pearl District Properties with a focus on the high end of the market. If you are looking to buy or sell, call Brad at 503-896-8856.

BGLuxMktLdr

 

 


Selling your condominium…selecting an agent

Time2Sell

When you decide that you are ready to sell your condominium, one of your biggest decisions should be who you will hire to sell your condo. You do have many options of real estate agents to hire so how do you know how to select the right one? From the very start, you would be very smart to eliminate agents whose major portion of their business are homes out in the suburbs. Why eliminate these agents? It’s simple…they just DO NOT know the condo market well enough. They do not know the intricacies of selling condominiums and they really do not understand the pricing of most units. I cannot tell you how many times I have heard these “Suburban” agents tell me “Well unit #??? Sold for $500 a square foot so that is why we are priced here!” What they just don’t understand is the difference in pricing throughout the building. Was it on the 3rd floor or the 10th floor.? Was it looking south or east to Mt. Hood? Is there potential for a building to go up in front of the unit? Is daylight blocked by another building? These are just some of the many issues that contribute to pricing a unit. You cannot just say that because one unit sold for $425 a sq. ft, that another one will.

This lack of knowledge often leads to units being under-priced, or more often, over-priced. The big problem when agents overprice a unit is that it becomes stale on the market, goes through several price reductions and then in the end, sells for less than what it should have sold for if it were priced right.

To me, the biggest reason not to hire a “Suburban” agent in my opinion, is the lack of consistent marketing everyday to condo buyer’s. As a condo specialist, my marketing is directed 24/7 toward condominium buyers. I am consistently filling my pipeline with potential buyers of condominiums. A suburban agent is in Lake Oswego one day, Beaverton the next marketing to people looking to buy a home, not a condo. I will say this, if you are looking for an agent to sell your $2,000,000 home in Lake Oswego, I should probably not be your first choice. I am not a specialist in that area. I am a specialist with condos! You should strongly consider this when selling your condo!

The other important issue to look at, and I think this is a big one, is how good that agent is at marketing. A good way to check on this is to see how good of a job they do at marketing themselves! If that agent has no true branding, or has sub par pictures on their website…if they have one, or is hard to find, this should tell you something. Most agents will not spend a lot of money on listings and I believe this is a huge mistake! Many, many agents don’t even spend the money for professional photos. Here is something I saw recently that was so funny. (but sad for the owners trying to sell) On a listing, an agent stated that you really need to come by and see the condo because the pictures do not do it justice! Are you kidding me? That is the job of the agent to do beautiful, stunning photos that draw people to come view the condo! This is the very minimum an agent should be doing. See an example of one of my listings here: http://www.PacificaTowerCondo.com

Now you know part of the reasons for hiring a condo specialist, now I want to touch on another point. I have seen many people use the agents that were the on-site agents that sold the building when it was brand new. I advise caution if you are thinking of going this route and here is why… Yes they were very nice when you worked with them before (remember, they were trying to sell you something!) While many on-site agents are in fact, very nice, most of them have limited experience in the resale markets. I mentioned above the importance of spending money on listings to make them stand out. Most of these agents have always spent the developers money to sell units, not their own!
There are many other things I believe to be important that a specialist can offer. If you have any questions, please feel free to give me a call or shoot me an email and I would be happy to sit down and discuss things with you.

Brad Golik is a condominium specialist with Pearl District Properties. You can find him at http://www.LuxuryCondosofPortland.com or by giving him a call at 503-896-8856


Prices are rising!

Pearl District prices are rising fast! To get the TRUE value of your condo instantly for FREE, go to:

http://PearlDistrictPrices.com

Portland Condominiums


Negative Equity = Low Inventory!

Portland Condos underwater

The condo market is still experiencing low inventory levels even as spring arrives. While we are beginning to see more condos come on the market, it is still well below what we normally see in this time of the year.  Part of the problem… negative equity is still a problem for many owners, even after the nice appreciation we had in 2013. Please click on the link below for more information!

http://t.money.msn.com/business-news/newsarticle?feed=AP&date=20140520&id=17635723

 

If you are in the market to buy a condo, call Brad Golik, the Portland condominium specialist!

503-896-8856


Did your last agent spend any money on your listing?

Recently I was asked by a fellow Realtor why I spend so much money on my listings. My answer was simple… I told her “because they pay me to MARKET their home!”

If you have followed my blog for any length of time, you will know by now that I am a huge believer in doing a great job of marketing. You have also heard me say that “Any agent can sell your condominium… but at what price?” Everyday I see new listings come onto the market where I see that the agent has done a less than professional job of marketing someone’s condominium listing. To me, this is a big frustration as I still do not understand why? Sometimes the sellers choose the agent who helped them purchase their condo, sometimes sellers are referred to an agent (often to agents who rarely sell condos and do very little marketing). You have often heard me say that a real estate agent who does not pay for professional photos on a million dollar listing does not deserve to “Market” a million dollar listing! (Honestly, I feel the same about $250,000 listings as well) Today a new listing came on the market that was priced over $950,000. The listing agent did not use professional photography! I have a buyer that wants to see this particular building and is in this price range. I had to tell my client to disregard the photos and that we should still take a look at the unit. If they were just judging the unit by the bad photos, they may have never looked at this unit!

Portland condos

In past postings on my blog, we have played a game called… guess the $1,000,000 condo! Today we are going to do it again… just to make a point! Below are two links to 2 different condo listings. Although one is on a Windermere site, it is not a Windermere agent ( we do not want to disrespect the agent by posting their name). When you click on these links, do not look at the text, only the photos. Which one has better photos? Which one makes you want to see the listing? Which one looks like a million dollar condo?

 

http://www.windermere.com/search#!/mlsnum:14487141

http://video214.com/play/vxEpevm0BwNvOQmJh3X7gw/s/dark

 

Which one looks like a million dollar condo? Well if I’m being honest, neither of them do. Which is really too bad for the one that is because it is a nice unit. As for the $305,000 studio condo, It may not look like a million dollar condo either but we do everything we can to make it look like a million… including professional photos!

If you plan on listing your condo in the future, give Brad Golik a call to see a full marketing program that will be designed just for YOUR condo!
503-896-8856
pdxluxcondos@gmail.com

http://www.LuxuryCondosofPortland.com
http://www.BradGolik.com

 

 


Working with a Condo Specialist!

Today I saw a listing come on the market that prompted me to write in my blog on the topic of working with a specialist. The listing was a condo in the Pearl District that came on the market priced at $1,699,901.  (901?) Well the 901 is not the issue…interesting, but not the issue. The issue is the crazy price! This is a floor plan I know very well. It is also a floor plan that has MANY comps to support the pricing and where it should be. The o2 stack in this particular building has had 2 sales in the last year and 3 recent pendings. I currently have some buyer’s coming into town that will be looking in the $1,000,000 price range and this could be a perfect unit for them… except for one thing, the price! I called and spoke with the listing agent to see if there was a typo on the pricing ( yes, I really did!) He said to me that the pricing is correct. I asked him how he came up with the pricing on this unit. He told me that a unit (#1002) just went pending at $1,999,000 (and finally sold for $1,837,000)  Well this is an 02 stack but it is also over 500 sq. ft. larger with many additional amenities to it.  The agent had 5 very good comps to use and selected the one that doesn’t make any sense!  The 02 units with the exact same floor plan as this particular unit sold for: #202…6 floors lower…$825,000, #602…2 floors lower…$899,000. 2 of the same units also just went pending (perfect comps!!!) #302 went pending priced at $925,000 and unit #502 went pending priced at $975,000. Now something can be said that the high priced unit is on a higher floor and looks over the apartment building next door, certainly worth an extra $100,000 over unit #502. The Casey Portland I did question the agents reasoning on his pricing and mentioned that I would probably not show it to my out of town clients because it was so overpriced. His comment to me “That’s fine”. Really? When a property is so overpriced, reasonable negotiations are often very hard to come by, either the seller is not realistic or the seller’s agent has given the seller unreasonable expectations and then the seller won’t move off of their price. Well the topic of this blog post was “Working with a specialist”. The agent in this case is not a condo specialist and is in fact an agent from Hillsboro. In his defense of pricing, he told me that he has priced plenty of properties! This may be the case but he has NOT priced many downtown condos. What is the problem that seller might have by not working with a specialist? Well in this case. This unit runs the risk that it will not get shown because of my reasoning above. When it doesn’t get shown over time, the price must come down. What will probably happen here is the agent will drop it $100,000, and it still won’t get shown so he will drop it another $100,000 and it still won’t get shown. At this point the listing starts to become stale and it loses all of it’s WOW factor. Eventually. The price will get down to where it should have been to start. At this time you will start to get the lowball offers because it has been on the market for so long and it ends up selling for well below where it should have sold if it where priced right from the beginning. This agent clearly does not understand pricing in the downtown condo market… much as I would not be an expert in pricing Hillsboro properties!  In addition, because this agent doesn’t normally work with condo buyers, he doesn’t have the marketing in place that has been targeting condo buyers for any length of time. To me, this is a BIG reason to select a condo specialist to represent you in the sale of your condo or loft! If you are a buyer and would like to see this beautiful unit, my advice to you, be patient! The price will come down. Call me and I will fight for a price that is realistic and makes sense for both you and the seller. http://www.LuxuryCondosofPortland.com http://www.BradGolik.com


An agent that “Knows” your Portland high-rise building!

As a real estate agent, it always hurts to be interviewed for a listing and not get it. Today that happened to me on a condo that I know I could have done a great job of marketing on. The reason I did not get the listing over the other agent is that the seller was told by the other agent that because he had a few recent transactions in the sellers building, he knew the building better! It was certainly disappointing to hear that I did not get the listing for this reason. This is not the first time I have heard this from a seller as there are many agents that live in many of the high rise condos throughout Portland. In fact there are several agents living in the building mentioned above and those agents “Know” the building much more than the other agent does. The point I want to make here is that when selling a condo, knowing the building is NOT going to get the condo sold… good marketing will! I often tell sellers to search the internet like buyer’s do and see if those agents that “know” the building, show up anywhere? So if that agent says he knows the Atwater really well, search like a buyer would on that building. Go to Bing and search for “Atwater Place condominiums”, go to Google and search “Atwater Place amenities and HOA fees”. One thing I can tell you for certain is that those agents that say they know the building don’t show up on these searches…anywhere! Who does show up? Well, my websites show up on almost all of these searches. You will also find a couple of other agents that specialize with condos that show up on a regular basis as well.

SearchAtwater

The difference with my marketing is that my “Search Specific” websites show up and these are websites where I will be featuring YOUR listing and it shows up… and stands out in front of the buyer’s, which I call serious buyers that are searching for the above keywords we mentioned above. In my opinion, If  I where a seller, I would much rather hire an agent that knows how to market the building and the condo, not someone that “knows” the building!


Welcome 2014!

Portland Condo Sales

2013 was a good year in the Portland condo market! For owners of Portland condominiums, you saw you values come back after a long downturn in the market. For those who bought a new condo in 2013, many of you were able to pick up some very good values and take advantage of the very low rates that we have seen through-out the year. For me it was a very good year as I got to meet some of the most amazing clients that I was so fortunate enough to meet. In any business, when you have the opportunity to meet really good people and include them into your circle of friends, it just doesn’t get any better. So, to all that I was able to work with in 2013… I say Thank You!

BradGolik_ThankYou

And now for some numbers!

December was actually a pretty busy month in the condo market. Sales actually jumped 10% from the previous month as we saw 52 sales in the area that we focus on which includes Downtown, The Pearl District and South Waterfront. For the year, sales jumped 62% from the previous  year. We had 978 sales in the + $200,000 market, over 376 more sales than in 2012!

Leading the way in number of sales once again was Waterfront Pearl which recorded 7 sales in December. To refresh you memory on this project, it was completed at the peak of the market. Instead of selling the units, they went into the rental market. Currently, as leases come due, the units are being sold again. If you have not seen these condos at Waterfront Pearl, it is worth taking a look at as they offer some of the best views in the city! If you would like a tour, give us a call ( 503-896-8856)
WaterfrontPearlBanner

As we now see the prices of condos trending upward, many owners will now start to think about selling their unit. If this is the case with you, we encourage you to give us a call as we would love to interview for the job. What makes us different is our total commitment to offering you the best condo marketing available in the city!  Time and time again the National Association of Realtors has discussed how their studies show that better photographs help sell homes at a higher price. At the very minimum, make sure the agent you hire is willing to spend  $100 to $250 on professional photos. If it were me selling a condo for, say $600,000 and  the agent wasn’t  spending $200 on quality real estate photos ( especially knowing that the agent will make somewhere around $15,000 ) This person would NOT be my agent!

As an agent, part of my commission is for the purpose of marketing. I have always believed in spending more on my marketing than typical agents. The reason is simple… you are paying me to market your condo and get it sold!


Choosing a Portland Real Estate Agent

Portland Real Estate Agents,Condomniums

When it comes to listing properties, one of the most important things to look at is how good the agent is at marketing because, that is really what selling a home is all about. Sure, when it comes time to negotiate, you better have someone who is a fierce negotiator!  One thing to look at is how good is that agent at marketing himself. This should be top on the agents list and if they can’t do a good job of marketing themselves, what makes you believe they would or could do a better job in marketing your home? Does this agent show up anywhere on searches? ( and I don’t mean when you search that agents name… of course they will show up!)

Listing a home is about SALES & MARKETING! Yet, over 95% of real estate agents don’t have a sales and marketing background. Don’t you think this is important to consider when you are about ready to pick up the phone and call the agent that helped you purchase your unit? Chances are pretty strong that they might NOT be the right agent to get the job done!


On Site Real Estate Agents

This week I was at a coffee shop in the Pearl and was sitting outdoors while doing a little work. While checking emails, a lady at the table next to mine, after seeing some real estate marketing on my table, asked if I was a realtor. After I said yes, she told me that she lived in a nearby building and that she had a friend that was thinking about selling their condo. Naturally, I asked if her friend had an agent selected to sell it? She said that she was thinking about using one of the “Building” agents. What she meant by this was that she was talking to one of the “on site” agents that works for the developers. She mentioned that she was going to use them because … in her words, “They really know the building!” It turns out that this agent also lived in the building.

While speaking with this very nice lady, it was interesting because she kept asking me some very good questions. One of the first things she asked me was whether it was really important or not to really know the building? My answer was NO! As a condo specialist, I make it my business to really understand and get to know each building but when selling a condo it is way more important to know how to market that building. With that said, I got out my tablet and showed her what I meant. I asked her to think like a buyer and then asked her a few questions. When we did some searches I pointed out many of my websites that showed up in those searches. I also pointed out that when we did some searches in regards to her building, this other agent that “really knows the building” was no where in site. More importantly, none of her listings showed up either! This is not uncommon with the onsite agents at these newer buildings. You will not find one of them that shows up with high rankings on Google or Bing. Most of these onsite agents don’t do a very good job of marketing. Part of the reason is that they typically don’t have to as the developer pays for all the marketing for new sales. When it comes to using one of these agents for resale, they are not the best choice for selling your condo.

Pearl District condos

Agents that specialize in selling condos (some…not all) spend much time, energy and money to insure that they show up on Google and Bing because that is where condo buyers are looking. I personally have many websites that show up because that is how I get my clients listings in front of buyers. When a buyer knows they like  the Metropolitan, they will do some research on the building. They will check to see what the amenities are, what the HOA fees might be. This is where my listings show up. In front of serious buyers! You will never find an “onsite” agent show up here nor will you ever find their listings. You can read more about whether you should hire an onsite agent on one of my websites at : Should I hire an onsite agent to sell my condo?

You have many options to look at when selling your condo. To me, the most important two things to look at when hiring an agent to sell your condo  should be that the agent is a strong negotiator and second, they should have a strong marketing program that focuses on condominium buyers! How well you know the building does NOT put buyers in front of your listing!

If you are thinking about selling your condo or loft in the future, or know of someone who might be, please keep us in mind. We would love to sit down with you and share our very unique marketing program with you. Feel free to visit us online at www.LuxuryCondosofPortland.com


Real Estate Agent advertising…what to believe?

Lately we have started to hear more realtors with ads on the radio and some now taking out billboard space. If you are like me, when someone says something, you want to believe what they are saying is true. This is not always the case. In some cases, the truth gets stretched  a little bit…or a lot!

On some recent radio ads, one agent (and no we won’t name names) claimed that he sells seventeen times more homes than the average agent. This same agent also went on to say that his clients made $50,000 more on the sale of their homes than other agents. Let’s address the first comment that the agent made. To say that he made “X” amount of sales over the average agent is less impressive than it may sound. Why? Well for one, the “Average” agent doesn’t make a lot of money in this business and doesn’t sell many homes. Remember, there are many part time agents in this business. And one thing you should realize is that NONE of these part time agents will ever tell you they are part time! The fact that the agent on the radio is comparing himself to “average” agents should tell you something. Maybe that this agent isn’t being totally honest with you by not telling you the facts. The second comment that he makes is that his clients make on average $50,000 more on the sale of their home than other agents. Well… this is simply NOT true. I and many others reported this false claim to the real estate board. This agent would have to be selling $1,500,000 or higher priced homes for this to even be a realistic comment. If I had to guess, I would say this particular agents average home price is $350,000 to $400,000. Do you really believe that the buyers agents representing the buyers are letting their client overpay by $50,000 every home?

Top Realtors

How about billboards? I was driving out Hwy 26 this weekend and saw a local broker with a billboard ad that stated they were “#1 in Luxury Homes!” The problem with this ad is that it is not honest. If you look at the luxury home market as a whole, this brokerage firm is probably not in the top 5 for luxury sales. If you look at the areas in town where there are the most luxury homes, Lake Oswego , Dunthorpe, West Linn and the West Hills… you will rarely see sales by this brokerage. If you look at a map, and narrow down to the tiny area of Bethany… yes, this brokerage firm has some luxury home sales! Is this billboard being honest? Would I have more respect for this firm if the billboard said “#1 in luxury home sales in Bethany” Yes, but to try to fool the public like this is just wrong!

Bottom line… honesty! Like any business, it all starts with honesty.


The On site real estate agent.

So, you own a condo in a newer building that has wrapped up selling it’s units or it is getting close to that point. You are thinking about selling your condo so you are thinking about hiring, as your listing agent, one of the nice salespeople that works for the developer because you see them in the building and they always wave and say “Hi”. Is this a good thing to do or bad?

Well, if you want to hire a nice person and don’t really care about how good of marketing job your listing agents does, hire the onsite agent to sell your condo.

If you want the very best marketing program available, chances are very high that it won’t happen by working with an onsite real estate agent.

Lets talk about the facts first:

1) Yes, these agents are ALWAYS very friendly! Have you ever bought a large ticket item where the salesperson wasn’t overly friendly?

2) Onsite agents rarely are used to paying for any marketing as it has always been done by the developer of their building. I very rarely see a good job of marketing by an onsite agent. They just don’t spend the money! Here is a good example about what I am talking about.  Today, a units in the $700,000 price range at the Encore, came on the market. It was listed by one of the Encore onsite agents.  First let’s start by looking at the all important real estate photos ( over and over again it has been shown that good photographs help get a seller a higher price). First, lets look at the photos taken by the local onsite agent.
Encore3Bad

Next, let’s look at another listing where the agent used a professional photographer. Huge difference in brightness, clarity and quality of photos. First impression can be everything!

Blog3Good
The onsite agent obviously did not spend any money for professional photos. Instead she choose to use her own point and shoot camera. ( did I mention that this is a $785,000 condo in which the agent stands to make about $20,000)  Wouldn’t you think that an agent that gets paid a good amount of money for “Marketing” the listing would at least spend a few hundred dollars to make her clients listing stand out and have a great 1st impression? By the way, this same agent has gotten several million dollar listings and the photos for these million dollar listings were just as bad. Now you have to ask yourself, should I hire this person because she is nice? I know of many very good real estate agents who are also very nice… but they also do a very professional job.

3) You will not find any onsite agent online when searching for condos. (which also means you will not find their listings!)  Agents that are good at marketing, and spending a great deal of money to do so, will show up on typical searches for condos. And if these same agents are skilled at internet marketing, your listing will have a better shot at landing in front of the right buyers!

At www.LuxuryCondosofPortland.com , we believe that to do a good job of marketing someone’s home, you must spend money to do a good job. As a condo specialist, we believe that we spend more on our internet marketing than the top 5 condo specialist combined! Why do we do this? We do it to give your condo listing the very best exposure that is possible. We will not cut corners by not hiring a professional photographer, nor will we not spend substantial money for marketing your home on the internet. You are hiring us to do a great marketing job to sell your condo…and that is what we are going to go!

www.PortlandPenthouse.com

www.LuxuryCondosofPortland.com

www.PortlandEncoreCondo.com


The real estate agent who is “All things to all people.”

I recently participated in answering a question on “Trulia Voices”. In this posting, I mentioned something about how most  real estate agents try to be “all things to all people”. I am not a believer that this is an effective way to run a real estate business.  You cannot possibly know everything in every area, this is why I choose the route of being a specialist in the condo and town home markets in Portland. If I were to buy a house in a certain area, I would want to work with an agent who is a strong negotiator and one that knows the area and pricing well. If I am buying a luxury home in Lake Oswego, I think I would be better served by working with an agent that specializes in that area and that price range.  I don’t believe that an agent that is working all over the city can overnight become an “expert” in that area and have a good grasp on pricing for that area. The same holds true for the condo and loft markets in Portland. While an agent may be very good in the Lake Oswego and Dunthorpe luxury home market, it does not mean they would be the best choice to sell your luxury condominium! I feel this especially true in the condominium markets where you don’t have yard signs and much of the marketing is dependant  on the internet.
Portland_Condominiums_NoYardSign

If you are hiring an agent to sell your condo, it is very important that they have a strong internet presence in a broad array of  the searches that condo buyers do. For example, a buyer is thinking about buying a condo at The Casey or The Metropolitan and does a search to check out what are the amenities at these buildings and what are the HOA fees. I can pretty much guarantee that the agents who are usually working in Lake Oswego, will not show up on these searches and neither will their listings! As someone who specializes in this area, I make sure that I do show up in these searches… and more importantly, that my listings (YOUR CONDO) shows up on these searches!

Everyday I see new condo listings come onto the market that are listed by agents who do not specialize with condos and each time I think “I wonder if their sellers knew there was a better way?”

If you are looking for a better way for your condominium to get the exposure it deserves, give us a call and we will sit down with you and show you our full marketing program for condominiums. We believe it is second to none and we would be thrilled to share it with you!
Visit us at www.LuxuryCondosofPortland.com or call us at 503-896-8856

www.TheCaseyCondominium.com   www.TheMetropolitanPortland.com   www.PortlandLoftsandCondos.com

 

 

 


The Brokers Open!

Yesterday, like most Tuesdays, I was out and about looking at new condos on the market. I came across a new penthouse listing and went to the brokers open house for that listing. Two things really stuck out with me after viewing this penthouse condo at Bridgeport. First, you will often hear me talking about the importance of doing a good job of marketing when it comes to high end listings. One thing I have not talked much about, that I think is very important, is service! An agent is paid a commission to do a service for a client. Marketing is a huge part of this service. Also huge…and part marketing is SELLING the unit to every potential buyer and agent that you get in front of! I bring this up because I was blown away yesterday when I went to this brokers open yesterday. I was not blown away by the condo itself, while very nice. I was blown away by the fact that the listing agent said 2 words to me the entire time I was there. The 2 words that were uttered to me as I was getting ready to walk out the door was “Cool huh?”  And maybe you could consider it that only one word was really said to me because “huh” really isn’t a word is it? Anyway, the point here is that the listing agent barely acknowledged that I was there…  more importantly, she did not make any attempt of selling me on why I should bring potential buyers to come look at the unit!  This is the whole point of going to a brokers open.  As a listing agent, I want to SELL every agent that walks through the door on the many great benefits of why they should bring their clients to see the listing. It is also a way of trying to create some urgency and competition among the real estate agents. Not only did the agent not say anything to me about the penthouse unit, there were no marketing pieces either. As I left the building, one more bit of  service would have been appreciated… a simple “Thanks for coming” by the listing agents co-worker that was at the front door, but that did not happen either. Not a word as I left. I couldn’t help but feel frustrated as I left this listing.  Service is a part of marketing.  If the initial service of  having a brokers open to try to sell people on the unit failed, what will the rest of this agents marketing be like?  I think I have a pretty good idea.

Portland Condos

If you have read many of my blog posts, you probably know by now that marketing is a huge part of what I do as a condominium specialist. Why is this?  Well for one thing, there are no yard signs with condominiums. The internet is where condo buyers go to search for a condo or loft. Yes my frustration as I left this listing was the fact that I didn’t have the listing. My frustration burned from the fact that I could do so much more for the seller than saying just 2 words…. ( make that 1 word)  to an agent that showed up to a brokers open and is there for a reason.

In the beginning of this blog post I mentioned that there were two things that stood out about this listing… #2  PROFESSIONAL PHOTOGRAPHS…are you kidding me?

**Please read a previous post on what we have to say about photographs for listings!**


Portland Condominium Sales for March

How were Portland condominium sales last month?

Answer: Very Good!
Sales for Portland condos and lofts jumped 107% over sales from February where we recorded just 28 sales in the +$150,000 markets that include The Pearl District, Downtown and South Waterfront condominiums.

Leading the way with the most sales once again was The Encore condominiums in The Pearl District with 4 sales for the month and new to the mix… condos for sale at Waterfront Pearl! Waterfront Pearl also recorded 4 sales as they emerge from being a leased property to new condo sales. Following in 3rd place was Atwater Place down in South Waterfront.  In all, 58 sales were recorded in our target area and of those sales, 35 were below $500,000 and 23 were Portland condos priced above $500,000.

A question I often get asked is “How much is it to buy a 2 bedroom condo in the Pearl District”? To give you a more accurate number, it needs to be pre-qualified a little with… it depends! To get into a “Grade A” building, which most of the high and mid rise buildings are, last month a 2 bedroom unit at The Pinnacle sold for $480,000. There was also a 2 bedroom unit at the Lexis condominiums that sold for $415,000. The Lexis is in my opinion, a little lower quality building and should be priced a little bit lower. So, you can get into a 2 bedroom condo in the Pearl District for under $450,000, but it also depends on certain things, like which building it’s in, does it face  directly into another building etc.Sometimes a unit just gets under-priced, like a 2 bedroom unit that was priced at $399,000 and went pending immediately.  If you can move just a little distance from the Pearl District, you can find 2, 2 bedroom units for sale at Benson Tower for under $450,000. Another option might be Portland Plaza on 5th. While an older building than Benson Tower and The Eliot, it does offer a good amount of square footage for the money!

How were sales in the upper end of the market? Again, very good! In the $1,000,000 market, 2 sales happened. One was an 1820 sq. ft. penthouse at The Encore that sold for $1,125,000. Waterfront Pearl recorded 3 sales that were sold at $690,000, $815,000 and $915,000.
Portland condominiums, penthouse, pearl district

As we move through April, we should see a pretty active market with inventory levels still very low! There are currently 105 condos in a pending status including the beautiful penthouse at The Metropolitan that we wrote about last month. Priced at $2,249,000, in my opinion…about $200,000 too low, it went pending in 16 days.  As I mentioned when I last wrote about it, it was one of my two favorite penthouses on the market. It is in a premium building, in a premium location and deserves a premium price especially when compared to the other penthouses on the market!

If you are in the market for a Portland condominium or loft, call us today to set up a tour of available units. If you are thinking about selling your condo or loft, let us show you one of the most unique and extensive marketing programs in Portland!
Remember, if you are thinking about buying or selling a Portland condominium, it doesn’t cost you to work with a condo specialist… it pays!


The Edge Lofts lawsuit!

The-Edge_The-Elizabeth

Recently, owners at The Meriwether in South Waterfront, have been able to begin selling their units again. For some time now, it has been “cash only” as financing was not available during the homeowners lawsuit. Currently, home owners at The Elizabeth in the Pearl District are experiencing the same thing. The homeowners association filed a lawsuit against Victaulic, a company that supplied certain plumbing fixtures including valves, pipe couplings and gaskets that have since failed. The company and the homeowners have been in mediation to resolve the situation but are still a great distance apart. Recently, Wells Fargo has been able to lend on the property.

Today we are finding out that the homeowners association at The Edge Lofts in the Pearl District have filed a lawsuit for $1,500,000 against… guess who? Yes, another lawsuit against Victaulic for the same failing pipe couplings that were failing over at The Elizabeth.  Rumor has it that as many as 10 additional condominium buildings may be filing suit against Victaulic. We will keep you posted as we hear more about which buildings are also affected.

It is often said that it is not “if” a condominium will file a lawsuit, but when! This is one reason it is important to work with a condominium specialist when buying or selling a condominium. As a specialist, we are in the market everyday and know what is going on in the market place. If you are in the market to begin looking at condos or lofts, give us a call today!

Brad Golik can be reached at 503-896-8856

 


2 New Portland penthouse condos hit the market!

Metropolitan penthouse is on the market!

2_Portland_Penthouses
Today, 2 new Portland penthouses came on the market! The first is a penthouse at The Waterfront Pearl. The second is a beautiful penthouse at The Metropolitan!  Two very different units…and 2 very different prices! First, the penthouse at Waterfront Pearl. This is the second penthouse at Waterfront Pearl  to come on the market recently. The other one was unit 1001A that came on the market in January and is listed at $1,049,000. The new listing is penthouse #1002 priced at $1,099,000 and features 1703 square feet of living space.  Between the two listings it really comes down to the views. 1001A has river views mostly to the East and North. Unit 1002  has a little more panoramic river views looking Northeast, East, South and then city views toward the Southwest. If you are in the market for a penthouse condo, I would suggest adding them both to your “must see” list.

The other penthouse that is now on the market is unit PH3, one of the penthouse condominiums at The Metropolitan. PH3 at the Metropolitan is an exceptional penthouse property, in fact, I would list it in my top 2 of luxury condos on the market right now…. The other is the penthouse at The Westerly that we had written earlier about. PH3 offers sensational city views and is located in the heart of the Pearl District. Enjoy all that the Pearl District has to offer while living at the top of the world… at least this is what it feels like as you tower over surrounding buildings and enjoy the panoramic views.

This penthouse unit is very spacious with 3245 square feet, 4 bedrooms, 3 and a half baths. The floor plan is very open and livable. The finishes are some of the best in the city. The only downside, if you even consider this a downside, is that it comes with only 2 parking spaces. If you are a big car buff/ collector, you may be more excited by the 4 parking spaces offered by the penthouse at The Westerly. If you like elegant living in a spectacular building in the middle of everything that the Pearl District has to offer, the penthouse at The Metropolitan is calling your name!

If you would like to tour the above mentioned Portland penthouse condominiums, call Brad Golik at 503-896-8856. Brad is a condominium specialist at Windermere and owner  of http://www.LuxuryCondosofPortland.com

** The Penthouse #1115 at The Edge in the Pearl District just reduced the price $50,000… now listed at $979,00 **
** The Penthouse #802 at Pacifica has sold. After several price reductions from it’s original pricing, it sold for $700,000**
** The Penthouse #708 at Bridgeport is now Pending after 255 days on market. After it’s second substantial price reduction (this time $50,000) it went pending at the listing price of $799,00, down $100,000 from it’s original listing! Stay tuned for final sales price**

We encourage you to work with us, someone who is “In” the condo markets everyday!


Pearl District #5…wow!

Forbes announces America’s Best Hipster Neighborhoods

SEE #5

See the full story and see how neighborhoods were selected.

The Pearl District
is known for its art galleries and studios. It also has quite the java culture, with the second highest concentration of coffee shops per capita on our list. Farmer’s markets include the massive Downtown Portland market. Like Williamsburg, gentrification has led to higher costs-of-living in the area, with luxury Portland high rise condos emerging on the streetscape and warehouses converting to massive loft residences.


July Condo Sales Data

Condo and loft sales for the Portland area from The Pearl District down to South Waterfront decreased slightly over last month with 41 sales in the +$200,000 market. In July we were expecting more closed sales as there were over 90 that were in a pending status last month. Delays in short sale and bank owned closings are most likely the reason we did not see more. In the upper end market, last month there were no sales in the $1,000,000+ market, this month we had 4!

Leading the way in condo sales for the month of July was Encore with 6 sales priced from $305,000 to $1,234,500. August should be another good month for Encore Condominiums as they currently have 8 units in a Pending status. Following Encore in number of sales for the month is Atwater Place in South Waterfront with 3 sales and Marshall Wells Lofts also with 3 sales in the month of July.

The sales of $1,000,000+ condos this month took place at The Casey, The Metropolitan, Encore and the townhomes on Riverscape near Pacifica Tower. 21% of sales this month were in the $750,000 and up market
Encore Condominiums in Portland   Atwater Place CondominiumsMarshall Wells Lofts

 

 

 

 

If you are looking to buy a condo or loft in the near future we suggest using a condo specialist!

If you have plans on selling your Portland condo or loft or know someone who is, we feel our condo and loft marketing program is second to none and we would like to sit down with you and show you our program. After all, condo buyers are smarter than ever and you can no longer afford to have an agent who will just put your condo in the MLS and wait!