Tag: oliviarushpdx

Just Listed: Dreamy Woodstock Ranch | 5515 SE 52nd Ave

Posted on by Olivia Rush

Income-producing, multi-generational, updated systems, oh my! This Woodstock ranch understood the assignment. Enjoy the full extent of all this home has to offer OR score a huge house hack win by renting out one level and living in the other.

The upstairs will make every purist’s heart go pitter patter with its original hardwoods, doors, and formica accents. It features 2 sizable bedrooms (think king beds) with ample closet space, bright living room with wood-burning fireplace, a spacious dining room,  kitchen w/ nook and SS appliances, plus a full bathroom with dual vanity. And while she’s retro radical as-is, there’s still opportunity for value-add upstairs…we all love us some sweat equity!

Downstairs is a whole new world, equal parts stunning and functional. Accessed from inside or separately from the exterior, your renters or guests will enjoy high ceilings, a spacious living area, tasteful kitchenette fit for a chef, bedroom with egress, stunning full bath, and washer/dryer! *The downstairs unit most recently rented furnished for $2500/month!*

Large fully fenced backyard, covered patio, firepit. The detached garage features a second stackable washer/dryer and utility sink, and could double as the perfect workshop. So many updates: HVAC, plumbing, sewer, radon mitigation…the list goes on. Just minutes to Woodstock Park, Toast, New Seasons, Heart Coffee, Proper Pint, Cloud City Ice Cream, and everything else that Woodstock has to offer. DREAMY. Bikescore 99, Walkscore 81.

OPEN HOUSES: Sat 4/20 + Sun 4/21, 11-1pm

3 bed | 2 bath | 2212 sq ft | 0.11 acres | built 1949

$649,000

Visit the property website for more info, photos, and video!

Just Listed: Overlook: The Quintessential Craftsman | 3803 N Massachusetts Ave

Posted on by Olivia Rush

Looking to live the Portland dream? Quintessential craftsman, tight-knit neighborhood pride, lovingly updated but not stripped of its charm, with hardwoods and porches and location to boot? Meet Massachusetts!

Everything about this home feels right. Soft earthy colors, big picture windows, and open but defined spaces give “home sweet home” vibes. Sunny and spacious living and dining spaces spill into each other through original pocket doors. The updated kitchen features stainless steel appliances, reclaimed butcher block counters, and a breakfast nook that could offer extra pantry space or a homework spot. Two ample bedrooms w/ high ceilings and a darling bathroom with penny tile round out the main level.

The primary bedroom upstairs feels like a retreat from the rest of the house and offers privacy, tons of storage space, and a nook for potential work from home office. The spacious partially finished basement with exterior entry features a second full bath (with sauna!) and roomy 4th bed/flex space, begging the question – what else could you do down here?! An exciting opportunity for its next owners.

Private backyard with mature landscaping, Asian pears and blueberries to pick, plus a Trex deck perfect for entertaining and dining al fresco. Detached garage for your gear. EV charger. High-eff furnace, newer water heater, electrical panel, and light fixtures. So many cozy spaces to curl up with a good book in this one.

All this in the charming Overlook Triangle, half a block to the nature patch and park with expansive views of the river, bridges, and Forest Park. Minutes to transit, Mississippi, and downtown. Bike score 93!

OPEN HOUSES: Sat 4/20 + Sun 4/21, 11-1pm

3 bed | 2 bath | 2790 sq ft | 0.11 acres | built 1910

Visit our WEBSITE to view more photos/video!

Just Listed: The Sabin Solution | 4035 NE 17th Ave

Posted on by Olivia Rush

Introducing the Sabin Solution: the answer to your real estate equation. Dream location + quintessential charm + flexible layout = one smart move.

Open living on the main, with gas fireplace, custom shelving, and newly refinished hardwoods. The functional kitchen with quartz counters, custom wood cabinets, SS appliances & 5-burner gas range was designed by a chef and featured in cookbooks! Two beds + full bath up, with ample closets + new combo ceiling fan/lights with dimmable and color temp options.

Downstairs is freshly painted and accessible from inside but could be a whole separate living space with its exterior entry. Options for multigenerational living or income potential? Chill out in the large family room with gas fireplace and built-in speakers, or set up your workspace or studio. Put up guests in style with the bedroom, en-suite bath with jetted tub and dual head walk-in shower, plus laundry and wet bar.

Your own private oasis awaits you out back. Extensive landscaping, paver patio, hot tub, gas hookup, raised garden beds, and sleek, spacious toolshed, all under a gorgeous magnolia canopy.

Other recent updates include exterior paint, gutters, radon mitigation, central AC, custom glass awning, and recessed lighting. Plus newer windows throughout and a Home Energy Score of 9!

All of this in idyllic Sabin, minutes to Whole Foods, Starbucks, the best of Alberta, Irving Park, and public transit. Bike Score 100, Walk Score 85!

OPEN HOUSES: Sat 4/6 + Sun 4/7, 11-1pm

3 bed | 2 bath | 1612 sq ft | 0.12 acres | built 1947

Visit the Sabin Solution’s PROPERTY WEBSITE to see more photos, video, and a 3D tour!

Reflecting on 2023 // Gratitude for Community

Posted on by Olivia Rush

Reflecting on 2023, I had many wins, some losses, and continued growth. Thanks to my amazing community, I was able to help 29 clients into or out of homes this year. In a sluggish market with tough affordability, my buyers paid on average 1% less than list price and received $5,432 in seller credit, and my sellers received an average of 101% of their list price (the market average was 97%).

What do I mean, thanks to my community? Well, my business is 100% sphere- and referral- based, meaning all of my business comes from people I know or people they know. I love the built-in accountability & community that exist here. It makes my job feel less like a job!

So it’s no surprise that the PEOPLE I get to serve are the best part of my work.  Lucky me – in 2023,  I got to work with…

  • Close friends expecting a baby (nothing like a due date to light a fire)
  • A local ceramicist (and her family) in search of a perfect garage fit for a clay studio
  • A couple divorcing and selling their largest asset
  • Favorite past clients selling their home (our 4th transaction together!) to move closer to family
  • Past clients right-sizing as their youngest child headed off to college
  • A long-time tenant purchasing her first home, and then her out-of-country landlord selling the rental!
  • A refugee family purchasing their first home in the US – hell yes!
  • An out-of-state client settling her brother’s estate and selling his home
  • Roommates coming together to purchase their first home together
  • Thoughtful, generous, kind people in each transaction

And thanks to my community, I was the #2 solo agent at Living Room Realty for 2023 and in the top 2% of agents in the Portland metro. I would not have met any of my goals without your support, trust, and referrals. It is an honor to serve you all – thank you, thank you, thank you!



The Power of the Pause // Closed in NE!

Posted on by Olivia Rush

I am so freaking PROUD of these first-time homebuyers!!!

Mollie and Troy found me on the interwebs and we began working together last spring. We saw a slew of homes, but Mollie & Troy were *underwhelmed* by the selection within their budget.

They decided to hit the pause button for a year and committed to saving up more money before jumping back in.

Like clockwork, Mollie and Troy hit the ground running in 2024. We met on January 9th. In just a few days, we saw 7 properties and zoomed in on a funky ranch in Russell w/ fun angles and windows for days, PLUS so many updated systems.

Mollie and Troy made some tweaks to their initial offer to beat their competition, and had their offer accepted January 12th. Inspections went extremely well (a realtor’s dream) and we STILL negotiated $4100 in credit for some maintenance items.

Thanks to the incredible Beth Imhoff at Academy Mortgage (@mortgages.by.beth), we closed early on January 31. It seemed quick, but it was many months in the making. They hit pause first to fast forward later!

Mollie and Troy had a vision, committed to their goals, and made it happen. Cheers to you and to the power of the pause.



CLOSED & Closer to the Love!

Posted on by Olivia Rush

Nothing like a smooth transaction with a delightful client to kick off 2024! (I’ll be manifesting these the rest of the year.)

Ellen is the mother of some very special past clients of mine. She was ready to make some big life adjustments to be, in her words, “closer to the love.”

Relocating from Redmond to PDX would mean spending a lot more time with her son, his family, and her brother- and sister-in-law.

The day after Christmas, Ellen reached out about a particular condo that happened to be in the same HOA as her in-laws, and just about 25 minutes from her grandkids.

I quickly learned that Ellen is a woman of action. Within 3 days, she was preapproved, writing an offer, and preparing to list her Redmond home in a week. 

Of course, after 60 days on market, another set of cash buyers came out of the woodwork. Ellen kept her eye on the prize. We worked together to craft a compelling offer, communicating overtime with the listing agent.

Ellen prepped herself for a loss, but her well-rounded offer and her story resonated with the sellers. We moved through the due diligence period fairly smoothly, and Ellen even accepted a full-price offer on her home in Redmond before closing on the condo!

Yesterday I handed Ellen the keys. Sister-in-law (and interior designer) Diane was there to celebrate and take measurements. Ellen’s pup Charley was also excited to claim this new home as his own! Within 24 hours, Ellen was already painting the primary. Like I said – a woman of action.

Cheers to getting yourself *closer to the love,* Ellen. I couldn’t be more excited for (and impressed by) you!

Reflect, Regroup, Reward! Sold in Foster Powell!

Posted on by Olivia Rush

Ben + Tjorven finally got their keys!

Relocating from Corvallis, B+T came to me through friends of my past clients. I was VERY excited to see their 207 area codes (nothing better than meeting fellow Mainers on the west coast!)

After lots of weekend trips to Portland, they made an offer on a house in July. Unfortunately, inspections turned up a bit more than they had bargained for. They had to listen to their gut and let go.

Their August and September were filled with work and travel, so they took a break from the house hunt and we agreed to regroup at the end of September.

During that time, Ben and Tjorven were able to reassess their priorities and their 5 and 10 year goals. This reflection time was invaluable, and they re-entered the search with crystal clear vision.

Ben and Tjorven ended up purchasing a clean but slightly outdated home in a better location for more than $100K less than the first house.

On top of that, we were able to get the house under list price, all of their closing costs covered, AND an additional $7K for repairs!

During the buying process, nothing is more important than trusting your instinct. With patience and thoughtfulness, Ben and Tjorven made decisions that worked for their short- and long-term vision.

Cheers to Ben & Tjorven on the purchase of their first home!



Living the American Dream

Posted on by Olivia Rush

Congrats to Umar, Mohamed and their family for purchasing their first home in the US!

Umar’s family came to the US about 7 years ago from Myanmar (formerly Burma) by way of Malaysia as refugees. They have worked incredibly hard (6-7 days/week) to save a down payment to purchase a home of their own.

The house they purchased has incredible bones. We made one offer and negotiated a great price under their max budget plus a substantial credit to help them update some major systems.

I am in awe of this family’s resilience and determination and so grateful to be a small part of their journey. Just look at those smiles. CHEERS!



Closed + Closed…Time for a Cat Nap!

Posted on by Olivia Rush

Congratulations to the sweetest repeat clients, Heather and Doug! Good things are worth the wait.

I helped Heather and Doug  buy Jubilee in the fall of 2020. Relocating here from MN, they were welcomed by Smokepocalypse..what a time to be alive…

Jubilee was a perfect home for them while their 2 daughters finished out high school, but 3700 sq ft was more than they needed.

For the past 2 years, Heather and Doug had their eyes peeled. Every month or so I’d get a text that they had checked out this open house, or driven by that property. Over time, their search criteria and location evolved.

Heather and Doug exhibit what we realtors call Pride of Ownership – in other words, they keep their house meticulously clean and maintained. It was hard to find other homes that matched this level of care.

Until Sandy! She was listed in early July. The home was realtor-owned and the agents walked us through every single update they had done since purchasing it 20 years prior.

The pool didn’t hurt, either. We beat out another offer and closed quickly, meanwhile prepping Jubilee for market.

Jubilee was a late bloomer – but after 3 weeks on the market, we had 2 offers! We closed at list price, all within 2.5 months of their initial offer on Sandy.

The past few months have been a marathon for Heather and Doug. When I called them with the good news that it was all officially closed, Heather told me she was going to take a nap.

Wishing you all the cat naps in your beautiful new home. Cheers!



Tabor Neighbors: Welcome to the Neighborhood!

Posted on by Olivia Rush

Congrats to Kylie + Stefan on purchasing their first home in South Tabor!

I met K+S through past clients of mine. They considered entering the market in 2021, but quickly realized that kind of bonkers competition was not their cup of tea.

I always say the right time to buy/sell is PERSONAL and depends on your priorities/risk tolerance/life events. For K+S, a market with higher rates AND higher chances of negotiating repairs was much more appealing.

Kylie + Stefan saw a handful of homes before touring 73rd, a sweet bungalow in S Tabor. She was the perfect blend of move-in ready + potential for personalized improvements!

We wrote our offer at full price, asking for $10K credit, with zero competition after just 5 days on market. A beautiful thing happened – the sellers simply accepted.

We were able to negotiate nearly $6K additional credit after inspections and close in less than a month. 7 weeks to the day from when we first met. I love this market for buyers.

Kylie + Stefan are already painting and doing repairs like they’re seasoned homeowners! A big CHEERS to y’all!

The Power of Preparation // SOLD!

Posted on by Olivia Rush

This lemon meringue ranch has SOLD!

I met Scott through his previous tenant last year when she tried to purchase the house from him. There were quite a few issues with the home, so she ultimately pivoted and ended up purchasing a different house.

Scott purchased this home nearly 20 years ago. It’s been a great investment for him and an affordable place for all of his tenants. He kept the rent well below market value. We love a win-win.

So when it came time to sell, Scott knew that he needed to invest in his investment before listing it. He splits his time between the states and Mexico, so after we met, he handed me the keys and let me do my thing.

Knowing we’d be marketing to mostly first-timers, I got to work gathering bids for repairs we knew would be too overwhelming for most to handle. We knew we’d be able to market these recent updates and calm some nerves in doing so.

Scott trusted my recommendations and didn’t balk at the costs. He signed proposals and paid invoices from Mexico for the foundation, electrical system, roof, interior/exterior paint, and a bathroom facelift, while I project managed for two months to get the house ready for market.

Instead of listing as-is at $350K, we listed at $390K and received 5 offers. Because of all the recent work we had done, most buyers included repair verbiage in their offers, limiting the amount of repairs they would ask for.

We ended up at $405K. Scott  invested about $25K and landed $30K higher than he was hoping for with an as-is sale. This is a perfect story of the power of listing prep. (Of course, gorgeous photos by 22 Pages and immaculate staging by Roughhouse  helped, too!)

Not everyone has the capital to invest in improvements before listing their homes, but your realtor should help you identify and prioritize the improvements that will be most cost-effective and attract more buyers.

I’d be cheersing Scott with a pina colada on the beach right now if I could. Congrats on the sale of your investment property!

Onward and Upward // From West Slope to Seattle!

Posted on by Olivia Rush
Congrats Alysa + Jackson on the sale of their first home!
I would like to nominate these two for the Calmest Sellers in a Weird Market award. We listed their home at the beginning of August, when things started to feel sluggish.
Despite longer days on market, wishy-washy prospects, a promised offer that never transpired, and an alarming inspection report, A + J kept their cool and exhibited grace, patience, and reason throughout.
This transaction is a perfect example of why it’s important to do your own due diligence on the Sell side. Some initially scary observations from a zealous inspector became non-issues once we had our own specialists take a look.
We were able to negotiate an early close, a huge win for A+S, who were able to put the proceeds of this home into the purchase of their next, effectively lowering their monthly payment by a LOT.
Selling in this unpredictable market can be a roller coaster, but with the right listing prep and ongoing communication, it should feel more like a ferris wheel – riding the highs and lows and coming full circle.
Wishing them all the best on their next adventure up in Seattle! Cheers!

One and Done: Closed in Richmond!

Posted on by Olivia Rush

How cute are these two on their brand new front porch?! 

Sherwin and Jessica sauntered into an open house I was hosting in February. They were looking to move out of their west side apartment and into one of the east side’s more walkable neighborhoods.

We began working together, which was fun because 1) they’re cool and 2) they like beautiful houses 😉 Don’t get me wrong, I love nothing more than helping buyers purchase “plain jane” homes with massive upside potential. But there’s just nothing like a dolled up classic prewar Portland home, is there?

Another great aspect of working with Jess and Sherwin – they knew what they wanted. Not as much in a 3 bed, 2 bath, 2000 sq ft kinda way – more that they just knew when a home had *it,* and when it didn’t. They were strategic about the homes they saw, and knew what they were and weren’t willing to compete for.

So, when we stumbled along a gorgeous foursquare just blocks off Division with incredible bones, Jess and Sherwin saw what a fresh paint job and a few new light fixtures could do for this property, and we pounced.

One offer, one acceptance, a fairly chill inspection, reasonable sellers, great co-op agents, and a high appraisal (!!) later, and it’s champagne on the front porch time!

These two were a joy to work with! Cheers Jessica + Sherwin, can’t wait to see which white you pick for the walls!



Just Listed: Porch Perfect in Gladstone!

Posted on by Olivia Rush

Gladstone sweetheart ranch with so many updates! This one level home offers low maintenance living and so much space to spread out, tinker, garden, and play. Large windows allow plenty of natural light to bathe the open living and dining spaces, which feature beautiful original hardwoods. Enjoy your morning coffee or host some friends for happy hour on the newly constructed huge covered front porch, a natural extension of the home. The ample kitchen features new LVP flooring and new SS fridge plus a large pantry.  There’s also bonus storage space in the laundry room in the back.

The massive attached garage could be the perfect workshop, and the long driveway provides space to park your RV, boat, or tiny home! The private backyard area also includes a storage shed for tools and gear. The paver patio and edible garden extend your living space even further and feature native Oregon strawberries, serviceberries, thimbleberries, huckleberries, blueberries, and dwarf cherry and plum trees.

Updates include high efficiency gas furnace w/ high quality air filter (2018), new roof (2021), new composite front covered porch (2021), new siding on 3 exterior walls (2021), fresh interior paint (2023), exterior paint (2021), decommissioned oil tank (2022), bathroom vanity + light (2023), newer window treatments including blackout shades in the bedrooms (2022), and new LVP flooring in the bath/kitchen (2023). All this on a quarter acre lot – the possibilities are endless! Conveniently located close to parks, schools, eateries, shopping, the river and highways.

2 BD | 1 BA | 864 SF | 0.25 AC

MLS: 23435033 | Listed at $400,000

1615 Harvard Ave, Gladstone, OR 97027

See more photos!

Just Listed: Sweet + Sunny Woodstock Bungalow

Posted on by Olivia Rush

This Woodstock bungalow is a sunny delight that checks all the boxes! This 4-bed, 2-bath home exudes charm and offers options and opportunity.  The spacious living room features a gas fireplace, original hardwoods and built-ins, picture rail and coved ceilings.

The kitchen was remodeled in 2017, including new cabinets, counters, backsplash, and SS appliances. It opens to a large dining space, brightly lit by a large south-facing picture window.  The main level offers flexible living options, with three spacious bedrooms and a full bathroom featuring original patterned penny tile.

Head downstairs to find a large 4th bedroom with double closets and egress window, plus a second full bath, and large utility and flex spaces, ripe for work-from-home options, another hangout zone, or thanks to exterior entry, potential future separate living quarters?

Don’t miss the front porch and sunroom, perfect for plants and all your gear, as you head outside. Fresh landscaping and mature plantings give the fully fenced yard a private feel, and several garden beds await your green thumb! Oversized 2-car garage with attached storage shed offers even more potential development potential, or perfect as-is for your workshop or storing all your gear.

Move in or add it to your investment portfolio! Updates include: newer roof (2019), chimney work (2019), sewer line (2014), kitchen remodel (2017), decommissioned oil tank (2014). Ideally located minutes to parks, cafes, shops, and restaurants in Woodstock and Fopo. 

4 BD | 2 BA | 2118 SF | 0.11 AC | c. 1928

MLS: 23584008 | Offered at $575,000

See more photos here!

Just Listed – Bright Beaming Beaumont Bungalow

Posted on by Olivia Rush
This cheeky bungalow straddles Beaumont and Rose City Park and begs the question – why not both?! There’s a whole lot of best-of-both-worlds going on at this classic Portland home. Wave to neighbors from the front porch or enjoy the privacy of the massive backyard? Store all your gear in the ample basement or the extra deep detached garage? Modern updates or timeless classic charm? She simply says, YES!
Just minutes from all the buzz on Fremont and Rose City Park, this 2 bed 1 bath home sits in one of the most enjoyable neighborhoods on the east side. Walk up the inviting front porch and into a spacious, bright living room. Features such as the original hardwood floors, sconces, and wood-burning fireplace will immediately make you feel at home.
You’ll want to spend all your time in the refreshed kitchen, complete with new quartz counters, subway tile backsplash, stainless steel fridge and gas range, and cabinet pulls (2023), plus beautiful wood cabinets and a dining nook w/ wainscoting. Both bedrooms comfortably fit king beds and offer ample closets + loads of natural light.
The unfinished basement, with ceilings approaching 7′, offers another space to set up your shop/studio/makerspace. The extra deep garage is perfect for storing all your PNW adventure gear. A spacious, fully fenced backyard w/ garden beds, apple trees, and drip irrigation system extends your living area and is ripe for backyard entertaining.
Updates include fresh interior paint, newer gas furnace (2018), newer sewer line (2016), sub-slab depressurization radon mitigation system (2016), oil tank decommissioned (2016), stainless steel fridge and gas range + hood (2023), and brand new roofs on house and garage (2023). Walkscore 75; bikescore 97. You’ve got just enough time to settle in and gear up for sunshine season!
2 bed | 1 bath | 1308 sq ft | 0.11 acres | built 1926
Listed at $535,000

Timeline…What Timeline?!

Posted on by Olivia Rush

Congratulations to Chrys & Mo on the purchase of their first home! These first-timers are gonna have to create some new long term goals.

A fellow agent and former-teacher referred C+M to me. Coming from a different market, he wanted to make sure I’d vibe with their blue hair and tattoos. I told him half of us in Portland look like that. I had dreadlocks for 6 years, sir – I’ll take good care of your people!

From the moment I first spoke with C+M, we clicked. They were planners. The original timeframe for their first purchase? 2024/2025. But after an initial visit to Portland where we toured a few homes, they quickly targeted a new move date: fall 2023.

Well, sometimes the right house comes along…and you gotta throw all caution to the wind and ask her to dance. We did just that, scheduling a virtual showing right away and then crafting a stellar offer with strong terms and a quick close to beat out 2 other offers.

Repair negotiations Can a bit tricky, but these were straightforward! In the end, we were able to negotiate a sizable credit to be put toward a number of maintenance items (as well as guaranteeing the removal of a dead rat from the crawlspace prior to close – no one wants uninvited guests!)

As of today, C+M are officially Oregonians! They’re excited for the rain and cooler temps – we’ll see how long that lasts. Cheers, y’all!

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CLOSED, Just in Time!

Posted on by Olivia Rush

Congratulations to Steve and Annika (and baby!) on the purchase of their first home in Rose City Park!

Timing is everything, and Annika and Steve had a very real deadline. Not only was Baby coming in May, but their lease was also up.  Month-to-month was not an option.

I met Annika when we ran cross country together at Vassar College many, many moons ago. Even though she lived on 4 different continents in the years after we graduated, we stayed in touch. After several years, she ended up in Corvallis of all places, so we got to see each other more than most of my college friends.

Annika and Steve finally moved to Portland during the pandemic, and knew at some point they’d want to buy a house, but baby and landlord sped up that timeline. We hit the ground running in January, as it seems many other buyers did. Annika and Steve experienced that quintessential, first-offer-against-14-other-offers Portland buying experience.

It was a bumpy road, and we came in 2nd place on a few other homes. We won’t say we were panicked – yet – but on edge, yes. Then, we got the call that the first position buyer terminated on their favorite home so far (Steve gave it a 9.8/10). We couldn’t believe it.

The negotiation process through the transaction was not an *easy* one, per se, but ultimately we found a win-win solution that worked for everyone, thanks to the collaboration and mutual respect of the realtor on the other side.

After a 2 week rentback period, we finally had key day. Annika obliged me with posing for the obligatory cheesy but adorable photo shoot (hold that bump, girl!) but I think those smiles are genuine.

CONGRATULATIONS to Annika and Steve! I am honored to have guided you through this process, along with the incredible Ricky Guadarrama at Homeward Mortgage. We can’t wait to meet baby!

Patience Is A Virtue: A Seller’s Tale!

Posted on by Olivia Rush

Congratulations to my sellers Jaida and Morgan (and sweet little Emmett) on the sale of their home! These sellers are the epitome of Keep Calm and Carry On ✨

We listed their townhome in mid November – not the hottest time of the year, but they were ready to get the ball rolling on their home search up in Spokane!

After 5 days on market, we had a buyer! This buyer turned out to be quite difficult to work with and ultimately terminated after we extended the inspection period fort them…but we’ll focus on the positive. Going back on market in December was not ideal. It was pretty slow going, but we were confident in our list price and stayed the course.

In January we renewed the listing to get some fresh eyes. Showings were steady and everyone who toured *liked* it – but not enough to write an offer. And then, the magic! About 2 months after originally listing, we received two offers on the same day ABOVE asking with some great terms. Back in action, baby.

Jaida and Morgan were patient, calm, and focused on the big picture. Their grace under pressure was impressive – even through all the setbacks and frustrations, they were a dream to work with. (Doesn’t hurt when you have THE CUTEST baby in the world).

Shout-out to my fellow Roomie Rio Palomares for being one of the best co-op agents I’ve ever worked with, and to Sara Keller at Guild Mortgage for connecting me with these lovely Sellers 💗

Now, it’s just a few more months until Jaida and Morgan’s dream home (currently being built and twice as larger as their townhome) is complete. Emmett is gonna crawl his little heart out all over those 2200 sq ft!

Congrats and cheers to you, Jaida, Morgan, and Emmett 🥂 Best wishes to you on your next chapter!

Just Listed: Sweet-As-Pie Updated Hazelwood Home!

Posted on by Olivia Rush

This pristine, turnkey home is as sweet as a slice of pumpkin pie! You’ll get to enjoy the many benefits of a well-maintained, newer home with so many recent updates.

The main level features an open layout. An updated kitchen (new granite counters, hardware, lights, and faucet) offers plenty of storage space and opens into the living/dining space. Upstairs, find the spacious primary bedroom with massive walk-in closet and en-suite, plus 2nd bed, 2nd full bath, and laundry. The attached garage with added storage shelving and back, fenced patio with forever lawn offer more space to live.

Purchased just two years ago, these sellers have taken extreme pride in their home. Virtually every item in their inspection report was addressed/repaired, plus annual roof care and quarterly HVAC servicing. Other updates include new LVP flooring on the main level, Lifeproof/petproof carpet on stairs and second level bedrooms/hallway, new interior paint and trim throughout, a new electric heater in living room, keyless entry, and Nest thermostat. 

Perfect starter home or investment opportunity – no HOA! Close to Glendoveer golf course, Von Ebert Brewery, shopping, and public transit – just hop on the Max to get to the airport or Moda Center to catch a Blazers game!

 

14705 NE Flanders St, Portland, OR 97230

Listed at $325,000

2 bed | 2 bath | 1016 sqft | 1 car garage | built 2005

MLS#: 22592599 | taxes: $3,372.46

Just Listed in Sabin: Sunny, Classic Craftsman

Posted on by Olivia Rush

SHE SHINES: CHEERFUL, CLASSIC CRAFTSMAN IN SABIN    $799,000

3 8 0 7   N E   1 2 t h   A V E ,   P O R T L A N D ,   O R    9 7 2 1 2

 

Hello, Little Miss Sunshine! Imagine waking up in and coming home to this beauty,  nestled on a quiet street in the heart of NE. Plenty of space inside and out for all your gatherings and hobbies year-round. Ample covered front porch perfect for morning coffee or afternoon lounging. Original hardwoods, windows galore streaming light from every direction, and charm oozing from each corner of this lovely home.

 

The large, open kitchen features wooden cabinets offering loads of storage and space for a breakfast nook. Off the kitchen lies one of the bedrooms, perfect for an office space or guest room. The main level also features a full bath, light-filled living room, and dining room with woodstove. Upstairs you’ll find a huge primary bedroom + two more lovely bedrooms and another full bathroom. From the primary bedroom window, gaze out across the street at a full lot dedicated to a native species garden and habitat.

 

The possibilities abound in the high-ceilinged, full-sized, partially finished lower level, which can be accessed both from inside the home as well as from an exterior entry on the north side of the house. One side of the basement features a large storage space and laundry. The other side has been finished to include a large and bright living room with cork floors, a sweet kitchenette, an extra bedroom and en-suite bath. *Please do your own due diligence on this work.* ADU potential? Multi-generational living? Maker space? It’s up to you!

 

Year round living continues outside in the fully-fenced backyard. The back porch features custom-designed woodwork by the owner, with more options for outdoor eating or hangin’ beneath a large covered patio. Pathways lined with luscious plants including a mulberry bush, apple trees, grapes, and strawberries amble around the space. The garage is fully functional as a garage, but would also be perfect for workshop, art studio, or play space. Additional storage units for tools and gardening are situated out of the way, along the north side of the house.

 

Updates include newer gas furnace (2009), electrical panel (2014), water heater, AC, woodstove (2015), newer hardwoods in primary bedroom, and some interior paint, plus basement updates. Incredible location: accustom yourself to a life of convenience on 12th, with Whole Foods, Irving Park, shopping, bars and restaurants just blocks away. Walkscore 89, bikescore 80. Come take a load off!

4 bed | 2 bath | 1 car garage | 2860  sqft | 0.11 acres
MLS# 22605870 | Taxes: $4645 | built 1915
More Photos!

Just Right in FoPo!

Posted on by Olivia Rush

Step aside bears…this Goldilocks has found his house! Last year, Devin told me he would be in touch with me soon about buying a house. His epic rental in NE had been the home of countless gatherings and parties, but he felt it was time to make the move to SE, where the majority of his community lived.

Having grown up helping his parents fix up homes, Devin wasn’t afraid of a fixer. He also was a sucker for classic charm and vintage details, so we found ourself looking at a wide variety of homes.

House 1 was a beautifully remodeled farmhouse with a cute backyard in Lents. Devin loved it and went back for a second viewing, bringing friends with him to share in his excitement. This was at the very beginning of the spring selling season, and about 20 other buyers also loved this turnkey home…so his first offer was beat out.

Next up, another Lents home, but make it major fixer on a huge lot. We had to fight and claw our way to this one as second backup, but we finally got our offer accepted. After inspections, however, it became clear why the other two buyers had terminated. In addition to some bigger known repairs, there were also too many unknowns that made taking on this project too risky. Sadly and a little deflated, Devin had to terminate.

For a minute, Devin took a break from the search. Riding the real estate roller coaster can be an emotionally exhausting process. But he kept one eye peeled, and when the *just right* cosmetic fixer in FOPO (his secret dream neighborhood) hit the market, we were ready.

Just 1 block away from some of his besties, this structurally-sound, plain-jane home was the perfect amount of project. This time Devin was determined, and We just barely beat out 4 other offers with some key strategic terms.

Fast forward to closing day. Devin has a list of to-dos and a neighborhood full of friends (including me!) welcoming to his new home. I couldn’t be happier for him and excited to see him work his magic to make this house a home.

Cheers Devin! Welcome to homeownership and to the neighborhood.

Just Listed: Turnkey + Room to Grow in Lents!

Posted on by Olivia Rush

This cheerful, well-maintained home is 100% move-in ready as is. It also offers plenty of space for all your hobbies and opportunities to expand and grow your equity!

This entertainer’s dream features a massive open living room that flows into the kitchen and dining space, with treetop views and ample natural light pouring through the windows. Tons of storage and a large island make this kitchen a functional dream for the chef in your life. Enjoy your morning coffee or an after-work brewski on the covered back deck, directly through the sliding door off the dining area.

The large primary bedroom features a dreamy walk-in closet and en-suite bathroom, with two more large bedrooms, full bathroom, and dedicated laundry space rounding out the upstairs. Below, an oversized 4-car garage + 400 sq ft space with electrical, drywall, and dirt floor = unlimited potential. Build an ADU or massive workshop or expand the main house downstairs?

A sliding door from the kitchen to a private back deck increases your living space even more. Down the back steps, relax and enjoy the sunshine in this peaceful gardener’s backyard. Brand new roof in April 2022! Minutes to transit, highways, and the best of Lents + SE.

3 bed | 2 bath | 1402 sqft | 4 car garage + 690 sf unfinished space | 0.11 acres

10328 SE Ramona St, Portland, OR 97266

Offered at $439,000

Just Listed: Ainsworth Bungalow with ADU & Endless Opportunities!

Posted on by Olivia Rush

This versatile, charming, and income-generating bungalow offers countless living options! Perched above the Ainsworth park blocks, vintage charm is preserved in the details: the hobbit door, coved and tray ceilings, original hardwoods, and penny tile floors.

The kitchen features a gas stove, large dining space with picture window maximizing natural lighting, wooden cabinets, granite counters, stainless steel appliances, and newer light fixtures. The kitchen and dining space open to an ample living room, the focal point of the home. Curl up with a book or host game night here, enjoying the cozy warmth of the wood-burning fireplace. 

Continue on to 2 bedrooms (one accommodating a king size bed and the other with a custom Murphy bed) and darling shared bathroom. The basement features a large flex space with kitchenette, bedroom with egress window, a full bathroom, and separate utility room with laundry. With direct access from the main house and additional exterior entry to the basement, the options are endless. Entertaining, work from home, guest space, or a potential second ADU? You choose!

The large 2-car garage was completed in 2020. Above it is a design-forward 400sqft ADU with all the goodies: custom woodworking, engineered maple hardwoods, quartz counters, Ikea cabinets with semi-handmade faces, Fisher Paykel refrigerator, dish drawer, and gas stove + Bosch washer and dryer, subway tile in shower, instant hot water heater (gas), double paned wood windows, and air-sourced heat pump for heating and cooling for year-round comfort.

The fenced backyard features raised beds and a newer paver patio for summer evenings under the stars. A wide gate provides direct alley access. Oh, and did I mention there’s a sauna? Come fall in love!

3 bed | 3 bath | 2 car garage + ADU | 2298 total sq ft | 0.11 acres | built 1928

702 NE Ainsworth St, Portland, OR 97211 | MLS#: 22221306

Offered at $725,000 | Click for more photos!

Just Listed // Pleasant Surprise Backyard Oasis in FoPo!

Posted on by Olivia Rush

This one’s for the dreamers and the doers! A pleasant surprise to all who enter, this small but mighty home lives much larger than you’d expect. The efficient layout maximizes space and instantly gives off home-sweet-home vibes.

The living room, with its original hardwoods and large picture window, opens to the kitchen and dining space, perfect for entertaining, cooking, and gatherings large and small! Continue on to two spacious bedrooms with sizable closets and a bathroom that pays homage to this home’s love of plants.

The kitchen flows effortlessly outside for optimal BBQing and relaxing dinners under the stars year round. While you’re out there, enjoy the large covered patio, gardening area, shed, mature poplar tree, privacy fencing, and hot tub zone.

Lots of recent updates (mini split system with AC, new water line + heater, roof, seismic upgrades, marmoleum kitchen floors, interior paint, privacy fencing and large pergola), so you can focus on the fun stuff.

4606 SE 78th Ave, Portland, OR 97206

2 bed | 1 bath | 792 sq ft | 0.16 acres | built 1954

Offered at $400,000 | Click for more photos!

Putting Down Roots in SE

Posted on by Olivia Rush

Congratulations to my clients Saidullah, Solimah, and their three children on the purchase of their first home!

Saidullah and Solimah were introduced to me by my past clients, Yusuf and Misrah. They are all refugees from Myanmar and have worked tirelessly to save up to purchase homes for their families.

Saidullah, Solimah, and their three children needed a place with enough bedrooms, a backyard for the kids to play in, and somewhere close enough to public transit and their Mosque. We found it (and well below their max budget, too) on SE 142nd Ave.

We beat out 4 other offers with creative terms and a competitive price. Another win came when we were able to negotiate a full credit for roof and sewer repairs. The whole family is so excited to be moving in before the new year.

Cheers to Saidullah and Solimah, and their faithful advocates, Yusuf and Misrah, who were with them at every step of the way. Here’s to many more years of love and laughter in your new family home!

 

A New Home for the New Year!

Posted on by Olivia Rush

Congratulations to my friends and clients, Parmeet and Vinisha! After a relentless search of countless homes, they couldn’t be happier with their brand new home!

I met Parmeet when we were both new to the real estate game. He is licensed across the river in WA, so I was happy to help him purchase a home large enough for his multi-generational family.

Our search took us to every quadrant of the city, and out to Beaverton as well. Parmeet, Vinisha, and his parents had specific layout needs, and the price needed to be just right. We probably toured 60 homes, primarily on the West side, before this NoPo custom construction caught our eye.

Just off Willamette Blvd in Arbor Lodge, this house had everything they were looking for – including a 2-car garage, a flat yard, and a view across the river from the primary suite. Within moments of arriving, we were discussing offer terms and price. The house had only been on the market 5 days. The listing agent said there were a few other interested parties, but after some careful questioning, we were able to determine that neither of those other buyers were serious.

Knowing the Seller wanted a quick sale, we offered a hassle-free, quick transaction and were able to negotiate $60K off the list price! We conducted inspections (ALWAYS do an inspection, even on new construction) and bided our time while we waited for closing. Not a moment too soon – the family moved in 12/22/21 and are hastily decorating for Christmas in the new home!

Here’s to many more holidays celebrated in this beautiful home. Cheers Parmeet and Vinisha!

 

It’s All For The Grandkids!

Posted on by Olivia Rush

Congratulations to my clients, Yael and Avi, on the purchase of their new home in NE Portland!

I know Yael and Avi through their sons; I lived with one of them for three years prior to purchasing my own house! During their visits to Portland multiple times a year, they became like second parents to me.

Yael and Avi purchased a small house several years ago to act as their home base in Portland and double as a rental when they weren’t here. Since then, two grand-babies were born and Yael and Avi retired. They planned to spend more time in Portland and needed more space.

Avi and Yael began their search during a time of record-low inventory levels in Portland. After viewing a few others, the fourth house we found would double their bed and bath count (and total square footage), plus was only minutes from their current PDX home. However, it was $15K over their max budget.

The house had been on the market for about 10 days, so we threw in an offer at their top price. The sellers countered, but Yael and Avi remained firm on price. We offered a quicker close and limited our credit threshold, and the Sellers (who wanted to be out by 2022), accepted!

The rest of the transaction went smoothly – we even negotiated some credit for minor electrical repairs. Today, just three weeks after submitting our offer, Avi and Yael began moving in. Cheers to these bicoastal grandparents and happy new homeowners!

 

The least sexy and most important part of real estate…due diligence!

Posted on by Olivia Rush

Due diligence. It’s a term we use often that covers a TON of ground. Many buyers may understand the due diligence that comes after an accepted offer: conducting inspections and reviewing the property disclosures and preliminary title report. But a lot of due diligence can be done prior to making an offer (or seeing a home). Here are some ways to do research ahead of time and avoid a possible headache later.

Check the tax record. Your agent can access a property’s tax record on the RMLS. The tax record gives a lot of key information about a property. Most importantly, you can compare the number of beds, baths, and square feet on the tax record vs what is being advertised. This may be an indication that some of the finished rooms or bathrooms are un-permitted. Plus, you can verify property taxes and learn if the owner is an individual(s) or a business entity, which may impact your offer strategy and terms. (Take your sleuthing to the next level by googling the sellers).

Research recent and historical permits. PortlandMaps is a useful tool for properties in Portland, and GreshamMap and Milwaukie Permit Search can be used for properties in those areas. You can see what permits have been pulled for a property in the recent past (10-20 years), as well as historical permits for plumbing, cesspools, and/or underground storage tanks.

Check zoning. The above sites (along with WashingtonMaps and ClackamasMaps) can also tell you what kind of zoning a property is in. Zoning tells you what can be built on the property as well as what the intended use of a property is. A bit of research on a county’s zoning department website can usually turn up pages and pages of zoning code that you never thought you’d be looking through.

Historical District or Designation? While most homes are not in a historical district, if you’re looking to purchase in neighborhoods like Irvington or Laurelhurst, you’ll want to study up on what is required of homes in these areas.

HOA or CCRS? If the property is part of a Home Owners Association, or is subject to Codes Covenants & Restrictions, you may be able to learn more about what is and is not allowed at a property. While these will definitely come up during your due diligence period, your agent may be able to help you get your hands on these documents prior to making an offer.

Check Oregon DEQ databases. If there is a historical permit for an underground heating oil tank and the Seller has no proof of decommissioning, you can check with DEQ. This DEQ page contains 2 links to 2 databases: a list of decommissioned tanks that were not leaking, and a second list with decommissioned tanks that were.

Review past listings. As your agent if there are any past listings on the RMLS for a property. If there are (and if they come with photos – many listings prior to 2010 had a lot fewer photos than we are allowed now), you may be able to tell a lot about what was done (and what wasn’t!) since the last time the property sold.

Ask for past inspection reports. If the property sold recently and the Sellers are willing to share, you can see what came up in the previous inspection. While this can be useful, I ALWAYS strongly encourage a buyer to conduct their own inspections once in contract.

Research schools. And I don’t mean by looking at the rating that an online school ranking website gives you. As a previous public school teacher of many years, I will be the first to tell you there is SO much more to a school than what standardized tests will tell. Look at the school websites, reach out to the PTA/PTO, schedule a tour (this may not be an option during COVID), and if possible, talk to families who attend the school. If you don’t know how to get in contact, see if your agent can reach out to their fellow agents to see who has clients who might be able to share their experiences.

The old fashioned drive-by. This one is classic…I like to tell my clients, you can change the house, but you have no control over the neighbors. Save even more time by utilizing Google street-view and ruling out properties without even having to drive past them.

These are just a few ways my buyers and I educate ourselves before touring a property. If you have questions about any of these resources, I am always happy to chat! Happy house-hunting!

Just Right in Parkrose Heights

Posted on by Olivia Rush

Congratulations to my dear friend Lindsay on the purchase of her first home in Parkrose Heights!

Lindsay has had home-ownership on the mind for years – I mean, years. She almost purchased a home about 5 years ago, and about a year ago recently almost purchased a home with an ex partner. This time around, Lindsay was in it for herself and clear about what she wanted.

Well….kind of. Lindsay could describe the *feel* of the place, and she certainly had a set of specific criteria. However, many of the criteria were on a sliding scale. Huge backyard for the urban farm? Then a 2-bedroom is fine. Further away from the inner core, it’s gonna have to be bigger. Kitchen/dining space on point, we can do with a less natural light and outdated bathrooms. Architectural charm – great, but has to be *WOW* to make up for lousy layout. You get it.

Lindsay and I toured many homes together for a few months – and she toured even more without me, hitting up about a zillion open houses. She had probably seen close to 50 by the time we found one worthy of an offer – and damn, was it worthy. The previous owner was an artist, and had done extensive, tasteful upgrades as well as a complete overhaul of the backyard – which was huge – with boxes worthy of Lindsay’s green thumb, a small orchard of fruit trees, and even a bocce court!

We included an escalation clause with our offer, but luckily we didn’t need to go to Lindsay’s max. During negotiations, the listing agent warned me the Seller was getting cold feet, and we braced ourselves for him to refuse our [reasonable] ask. Apparently, he had a change of heart, and agreed to credit Lindsay for almost everything we asked for.

It was evident that the Seller had poured his heart and soul into this property. During the small rentback period, he invited Lindsay to tour the house and expansive garden with him. He even left her an instructional binder he put together that included plant information, maintenance schedules, and contractor contacts he had used for various projects over the years. What a dreamboat!

Lindsay, who has rented the same apartment for 12 years (12 years!!!), is now moving into her very own space at last. I have no doubt she’ll be hosting dinners and serving home-grown meals in no time. Cheers to Lindsay and to a beautiful passing of the torch.

Start ’em Young…Tyler’s First Investment

Posted on by Olivia Rush

Congratulations to Tyler, who has just purchased his first real estate investment at the ripe old age of 24!

Tyler was referred to me by past clients/friends of mine. He is a foreman at an electrical company, and seriously ambitious. During our first conversations, Tyler shared with me his long-term goal of acquiring properties as a means of passive income and eventually to fund his retirement.

Tyler was open to many different neighborhoods, but wanted to be on the east side. Initially, he thought he wanted a house that needed some sweat equity. We saw a handful of homes, and his search quickly pivoted. Since he wanted to rent out some bedrooms right away, homes in better shape were more appealing.

I had had my eye on a house a few blocks away from me that was newly listed and had used it as an example of the kind of house we should be looking for. It was what I call a “plain Jane” home – clean and in good condition but nothing fancy – and a 3/2. It was listed a bit above Tyler’s price max, but after just one week on the market, it dropped 30K in price.

Tyler called me as soon he saw the price drop, and we both agreed we needed to see it STAT. Even though he had just driven all the way back to Beaverton from seeing other homes in SE, he got back in his car. Since the house was literally blocks away, I was able to sneak away from a gathering I was hosting for 10 minutes to show the house.

It didn’t even take 10 minutes – Tyler wanted this house. We knew we needed to submit an offer that evening, before the weekend’s open houses. We offered a bit over the new price but less than the previous price – and added a $5K signing bonus if they accepted it before noon the next day. The house had been a rental property, the Sellers just wanted it sold – we were pending by 9:30am!

We were able to negotiate a sizable chunk of credit for repairs, and the appraisal came in supporting value. Tyler got his keys over the weekend, and we celebrated as one does when they buy their first house at 24 – with a shot of tequila! Cheers to this smart young man for taking steps early on to set himself up for success later. Can’t wait to help with the purchase of investment property 2!

Finally…Relaxing in Raleigh Hills!

Posted on by Olivia Rush

Congrats to Bryce + Lindsey on closing on their new home in one of my FAVORITE neighborhoods in Raleigh Hills, SW PDX. This was an effort that began in Cali and lasted the better part of 2021.

Lindsey found me – of all places – on instagram!? After our first few conversations (ranging from the Portland market to vaccination stuff to the US education system) I absolutely adored her. While her husband Bryce was remodeling their house in LA, she and their two young boys were staying in Arizona with her family. They were looking forward to being all back together again in Portland after the LA house sold.

Sell it did – quickly and beyond their wildest dreams. The day after escrow closed on their CA home, they started driving north to Oregon. I first met them in person at a midcentury home on half an acre in West Linn. It was especially fun working with Bryce and Lindsey because their preferred house and design styles matched mine!

We were confident they’d be able to find what they were looking for – a house with space for their boys to play inside and out, for Bryce’s home office, and for grandparents to stay when visiting. Not too much to ask for…right?

Our first few offer scenarios had a sobering effect on their optimism. While Bryce and Lindsey were able to write strong offers, they remained practical. We were beat out a few times by competing offers at prices that seemed absolutely ludicrous.

And then, there are those unicorn homes that for some unbeknownst reason to me, agent will throw on the RMLS without professional photos or staging…and that is where we found our in. There were two other offers to contend with, but after having met the Sellers at the open house, Lindsey and Bryce knew they were ready to go *all in.*

This was definitely a situation of, “Aren’t you glad your previous offers weren’t accepted?!” The house is absolutely perfect for them, and is SO much better in person than the online photos suggest. After living out of suitcases since August in three AirBnbs with two children under five, they can finally relax in their new Portland home.

The only downside to handing Lindsey and Bryce their keys is not seeing them every weekend moving forward – but I will certainly be inviting myself over soon enough. Cheers!

A Lifetime’s Work

Posted on by Olivia Rush

This realtor just may have accomplished her most impressive and life-spanning goal yet.

Mikaela and I grew up together in Maine. We were two young, fun-loving dorks (still are, less young); see photo below for reference.

Boston Museum of Science photo booth, c. 1996.

Over the years, we’ve only grown closer. We visited each other at college, danced together at concerts, traveled 6 months through South America, been bridesmaids in our friends’ weddings, hiked through national parks and encountered bears, pampered ourselves in Hawaiian resort hotel rooms, and shared too many bottles of wine and hours of trash TV to count.

Problem was, we never lived in the same place. I uprooted from the East coast in 2008, drove cross country to Portland, and haven’t looked back. Mikaela has always lived for Big City Energy – first Brooklyn, then San Fran, and a very brief stint in Amsterdam. We visited each other as often as possible over the past 15 years, and it was always my grand plan to get all my Maine ladies out to Portland. I had succeeded with two so far, but Mik proved to be a more challenging convert.

Then 2020 happened. Life plans upended by COVID, Mikaela moved to Portland [tentatively] and into my house in April 2020. To be clear, this was for-the-time-being. But Portland – even during a pandemic – has its way of growing on you.

Slowly. It grew slowly. Mikaela toyed with putting down roots here, and made some offers on houses that received an ungodly amount of interest – 24 and 29 offers, respectively. But, as we realtors like to preach, things usually happen for a reason. As we turned the corner to summer 2021, life stuff started to fall into place, and Mikaela firmly dug in. A couple offers were made with more conviction, but alas – neither house was meant to be.

What WAS meant to be was the ABSOLUTELY MOST PERFECT CHARMER OF A BUNGALOW that happened to be…[honestly too good to be true]…four blocks from my house. We were stunned when we saw it hit the market. Bonus – it was listed by fellow Living Room agents Tracy Dau and Chris Speth. We revved up for what turned out to be one of the most intense down-to-the-last-minute, submit-your-absolute-highest-and-best-and-then-make-it-even-a-little-stronger, offer scenarios I’ve participated in.

Getting our offer accepted was truthfully biggest challenge – it didn’t really matter what happened after that. Of course, a 1909 bungalow will always come with its quirks and projects, but it had been well loved and cared for. Despite there being a very strong backup offer in place, the sellers were willing to work with us on a few age-related items, which sweetened the situation even more.

I could tear up thinking about how special it has been to have my best friend of 25+ years live with me during a very challenging time, but the waterworks really come on when I realize she is here to stay. Few transactions have felt as special as this one. I am overjoyed to officially welcome Mikaela to Portland (and to our beloved FoPo!) and congratulate her on independently purchasing her first home. Cheers to Mikaela, and cheers to many more hours of wine-sipping and TV-watching in her Living Room!

 

Two older fun-loving dorks, Portland OR, c. 2021.

A Home Blessed with Love

Posted on by Olivia Rush

Congratulations to my clients and dear friends, Lee and Danny, on the successful sale of their home in Foster-Powell!

I am fortunate to know Lee and Danny through my friend and their daughter, Lisa. Lisa was pure magic – her outer beauty was exceeded only by her warmth and generosity. Her philosophy was “the more the merrier;” around her, everyone was welcome. When Lee and Danny helped Lisa purchase this home new in 2012, it quickly became a central gathering place for costume parties, iron chef competitions, and backyard BBQs, with friends and family constantly coming and going.

Heartbreakingly, we lost our lovely Lisa to a hard-fought battle with cancer in 2015. At 34 years young, her loss was incomprehensible and devastating to her family and community.

Lee and Danny kept the house and have used it as home base during their frequent visits to Portland. Over the years, they’ve carried on Lisa’s legacy of connection and togetherness, continuing to host gatherings and becoming as integral a part of our Portland community as Lisa was. They never rented it out, but rather offered it to friends and family during times of transition or need over the years. The apple doesn’t fall far from the tree; it is obvious how Lisa cultivated her spirit of giving.

After six years, it is time for a new family to make their own memories here. Lee and Danny hope the home is a place of comfort, joy, and love for its new owners, as it was for them and their beloved Lisa.

 

In loving memory of Lisa Danielle Moulding

Investment on Half an Acre!

Posted on by Olivia Rush

Congratulations to my clients Kerri and Manuel for securing their next investment property!

I met Kerri, Manuel, and their kids about 3 years ago at an open house. Last summer I helped them sell their rental in NE. Since then, they have been keeping their eyes peeled for years for their next investment opportunity.

They had set their sights on close-in Milwaukie, where Kerri works and the kids go to school. The ultimate dream was a house that needed some love (Manuel is a contractor) on a massive lot. Kerri, a kindergarten teacher, had been wanting to open a bilingual outdoor school. The big outdoor space for kids to explore, play, and learn about nature was key.

We toured many fixers and bare land properties in the area, but every one of them had a catch or received multiple offers. Recently, two homes very close to downtown Milwaukie popped up – both on a half acre, and right next to each other! The smaller (800 sq ft) was in good shape on the inside, and had a big shop with ADU potential, but the lot was sloping. The larger (1250 sq ft) needed a lot more work but had a flat yard. Plus, it was priced $25,000 lower than the smaller house.

It was a tough choice, but Kerri and Manuel ultimately went with the fixer. Structurally it was sound, and we were able to negotiate $12,500 off the price to put into electrical and roofing repairs. I am excited to see her long-awaited vision come to life. Cheers to a wise investment!

Sold! Sweat Equity Pays Off in Glenfair

Posted on by Olivia Rush

Congratulations to my Seller, Chris, on the sale of his home in the small NE neighborhood of Glenfair!

Chris and his sweetheart Whitney worked with me just over two years to purchase this home. With a tight budget but lots of know-how, we were looking for cosmetic fixers. When we made an offer on this house, it was filled with junk and unrecognizable.

This sale goes to show the power of sweat equity and great marketing. Over the past two years, they put hours of work into this home, doing the majority of the repairs and upgrades themselves. These included: replacing some windows, replacing interior trim, removing old carpet and flooring, fresh coats of interior and exterior paint, landscaping, and lots of smaller repairs.

Throw in some professional staging and photos, add weeks of analyzing comps for strategic pricing, and a bit of luck in timing the market. The result is multiple offers, an “as-is” sale, and happy parties on both sides. My clients are stoked the house is going to FHA first-time buyers with a low down payment. They aren’t mad about netting over $50K on their investment in just two years, either!

Chris and Whitney will be heading to Ohio next month, where their money can buy a lot more house. Maybe even one that’s turn-key. Cheers to sweat equity and new beginnings!

Off Market Mid-Century Magic

Posted on by Olivia Rush

Each and every client’s situation is unique. While all Sellers share the same goal – to get their house sold – there are multiple paths to this end result.

I recently had the privilege to work with good friends of mine whom are dealing with several huge life changes. Less than ideal circumstances surrounded the sale of their beloved home. Not only was it bound to be an emotionally challenging experience, but it was fairly abrupt and needed to happen quickly.

We had originally planned to take it live. The house is an absolute mid-century architectural dream – vaulted ceilings, floor to ceiling windows, stunning views – but it also needed some work. Because of the location and the style, we also knew of several potentially interested buyers.

My clients ultimately decided to sell it off market to a colleague who made them an almost-too-good-to-be-true offer. The relief of a quick, sure thing requiring little prep-work and accommodating their schedules and needs outweighed the potential for a slightly better unicorn offer if they took it to market.

During a challenging time of change in their lives, they were so grateful that the selling process was one less thing to worry about. I love to be able to counsel my clients to make the best choices for their specific needs. Congratulations to my Sellers!

Striking a Balance on Mt. Scott!

Posted on by Olivia Rush

Congratulations to my clients, Ty and Morgan, on the purchase of their new home on Mt. Scott!

Ty and Morgan were introduced to me by a mutual friend. They were open-minded about where they wanted to put down roots. Huge music lovers, they loved living in a city with so much good live music passing through, but were also open to having more space a bit further out.

Our search took us from North Portland to SE to Gresham, Happy Valley, and even Molalla! With each visit, their vision became a little clearer. Space, but not acreage. Updated, but with vintage charm in tact. Open to sweat equity, but not in a home untouched for 30+ years.

Our first offer could not compete with the 13 others that were submitted. It was a useful experience, however, helping Ty and Morgan recalibrate their expectations and sharpen their focus.

A few weeks later, we honed in on a nearby property that was a little rougher around the edges than the first, but move-in ready with lot of project opportunities. The house was on 0.4 acres, perched on Mt. Scott with a view of the city, and with a detached mother-in-law unit!

Our creative offer beat out 4 others, and during our due diligence period we were able to negotiate a $5000 credit to put toward some electrical and other minor repairs. Ty and Morgan are already lining up out-of-state visitors for the next few months, one of whom is their contractor best friend. Cheers to Ty and Morgan – let the summer BBQs and passion projects commence!

Backup for the Win in Woodstock!

Posted on by Olivia Rush

Congratulations to Jewelie, Andy, and their sweet pup Odessa on the purchase of their new home in Woodstock!

Jewelie and Andy had been having a rough go of it in this Sellers’ market. Last summer, they sold their NE home of 30 years with a different agent. They were tired of living on a busy street, and were ready for their next house project. Purchasing a home proved to be a more difficult task than selling.

Jewelie and Andy worked with two realtors prior to reaching out to Living Room Realty. They had put offers on eight homes with no success, and felt that their agents were not advocating for them. When we were connected, I explained the realities of this market, but swore to them that I would do everything in my power to help them secure their next home.

Since they had sold their home last summer, Jewelie and Andy had been living in a rudimentary cabin out by Mt. Hood. Therefore, we had to be strategic about timing their trips into town to coordinate when most new inventory was hitting the market.

After seeing the first few homes with Jewelie, her love of older, classic Portland homes became apparent. She would gush about the details and in-tact finishes of historic homes. We saw several homes that would be considered “updated” or “turnkey,” but it was the rougher-around-the-edges homes needing a little love that really excited her.

Wary of more heartbreak, Jewelie and Andy held off on making any offers the first few times we toured. That is, until we toured the worn-down-but-well-loved bungalow on a quarter acre in Woodstock. Jewelie loved it so much that we toured it twice, and even brought Odessa to get her advice on the yard and neighborhood!

Revising our offer multiple times, Jewelie and Andy put forth their very highest and best. Unfortunately, out of six offers, there was one other buyer who was able to offer more attractive pricing and terms. With heads hung, we signed backup offer paperwork, but knew this ship had sailed. Who backs out of a transaction in this market?

Turns out, the first position buyer! After inspections, she was overwhelmed by the amount of work needed and bailed. Jewelie and Andy, having fixed up many older homes, were not afraid of the work, and we began gathering bids for the various repairs needed. The list was quite long, and in the end our concession ask totaled above $55,000. An insane amount, but also, necessary to make the repairs to bring the house to livable standards.

We held our breath as we sent over our ask. Lo and behold, with less than 24 hours left in our due diligence period, the Seller sent back a signed acceptance! Two weeks later, and not without some last minute closing- and wire- related snafus, I was able to finally hand Jewelie and Andy the keys to their new Portland home!

I am so proud of these two for their tenacity and creativity, and can’t wait to see the magic they work there. (I’ve already seen about a hundred wallpaper and tile samples, and let me tell you, this house is NOT going to be like every other white-walled home out there!) The work has just begun, but for Jewelie and Andy, it’s all downhill from here. Cheers to the new homeowners!

 

Worth the Wait in St. John’s!

Posted on by Olivia Rush

What a way to begin Memorial Day Weekend. Congratulations to Miles and Casey – it was well worth the wait!

I first met Casey and Miles nine-ish years ago. My housemate and I put an add on Craigslist for someone to fill our 3rd bedroom, and the universe brought us Casey! She had just graduated from U of O and was moving up to the Big City. She and Miles had already been together a few years, so I got to know him during this time, too.

After moving out of that house, we lost touch for a while, until about three years ago. As it often goes in tiny Portland, Casey, Miles and I were reconnected by mutual friend groups we didn’t know we shared. We caught up at a party and they let me know they’d be in touch once they were ready to make the leap into home ownership.

I finally heard from them last summer, and we shifted into full search mode. They were open to different neighborhoods in East side Portland, but their ideal location was St. John’s, where Miles teaches 5th grade at a bilingual school. Also high on their list was the cute factor and a space for Miles’ drum set.

Casey and Miles were dream clients for a few reasons. 1) I already had a relationship with them. 2) The sarcastic and witty banter to accompany our home search in a Seller’s market was top notch.  And 3) they knew what they wanted – and maybe even more importantly, what they didn’t want. They were highly selective in the houses we went to see, often knowing before we even visited that they’d be making an offer.

The first few offers didn’t stick, and the third rejection was an absolute heartbreak. Casey and Miles decided to hunker down, lick their wounds, and wait out the winter until there was more inventory. They took several months off, all the while watching the market from afar but not seeing anything special. Not until the Mohawk house.

We saw it the day it was listed and actually ran into the Sellers as they were tidying up! We awkwardly tried to simultaneously show appreciation to them and conceal our giddiness as we explored the home and property. We drove around the block, just out of ear shot, got out of our cars, and starting planning the offer right then and there.

Miles and Casey were ready to go all in on this one – heartbreak was not an option. We crafted a lovely offer with stellar terms, and the Sellers selected our offer over 11 others (including a few that were higher in price)! Giving Miles and Casey the good news was one of my favorite phone calls I’ve ever had the pleasure to make.

We negotiated a credit and cleared the appraisal fairly quickly. Thanks to their wonderful, communicative lender, they closed in 24 days! We wrote the chicken coop and 4 chickens into the offer as personal property, and when we met on Friday to exchange keys, there were 3 fresh eggs waiting for Casey and Miles. I am so proud of these two for sticking with it. Cheers Casey and Miles!

SOLD! Bright + Cheery Ranchalow in Brentwood Darlington!

Posted on by Olivia Rush

Congrats to the Sellers at 6927 SE 78th! We had 8 FANTASTIC offers, and honestly, my clients would have been happy accepting any one of them.

To prep the home for market, I emphasized the importance of a good first impression. Curb appeal is real! My clients put on a brand new roof, painted the exterior, and cleaned up the landscaping. We decided to list in spring to optimize the front yard’s blooms. In the weeks leading up to the listing, we toured nearby open houses to get a sense for what activity would be like. A few days before listing, I was able to chat with a few listing agents of nearby properties that had gone pending the prior week. This informed our pricing strategy as well as calmed some Seller nerves.

Thanks to this intel, we knew it would be busy. After 50ish showings over the weekend, my clients were thrilled with the eight offers that came in. However, I let them know that we should take every offer with a grain of salt. In this market, where buyers are having to compete and push the edge of their comfort zone, we’ve been seeing a lot of transactions terminating. For this reason, we accepted a backup offer as soon as the property went pending.

Good thing, too. After a week, the first buyers terminated without even asking for any repairs – cold feet! We notified the second positions buyers, who were ecstatic, and just to cover our tracks, extended the third place buyers a new backup position. This second time around went easy-breezy, and we moved quickly to remove the inspection and appraisal contingencies. Even though these second buyers had lost a week of their transaction, miraculously we ended up closing on their original close date, thanks to strong communication from their agent and lender.

We can’t prevent bumps in the road, but we certainly can plan for them. In the end, the house sold for $70K (20%) over list price with minimal concessions and in just under a month! More importantly, both sides of the transaction felt like it was a win. Cheers to my clients as well as the happy new homeowners of this darling home!

Ashland Acreage to Lake Life

Posted on by Olivia Rush

I’m a firm believer of, “If it’s meant to be, it will be.” Though I will say, this is much easier said in hindsight.

Yahya and Rod are parents of dear friends of mine. After our journey together, they are now also dear friends! Over the last 30 years, they have cultivated and loved a 22-acre parcel in Southern Oregon. It was time for a complete 180. Move back to the Big City to be closer to family (aka hopefully grandchildren in the near future)!

We were looking for something special, something *magical.* One of the most important criteria was daily sun exposure. Yahya and Rod weren’t going to be farming 22 acres, but they did want a solid patch where they could grow their own food.

Long story short, we ended up in contract – went through inspections – negotiated – and ultimately terminated on TWO other properties. Needless to say, were were tiiiired. The mental and emotional exhaustion – not to mention the price tag of flying up to Portland weekend after weekend – was starting to stack up.

Now – most people would be in a dark pit of despair, and rightfully so. Yahya and Rod are not your average humans. They embodied a Keep Calm and Carry On mentality throughout the countless back and forth, ups and downs. The unicorn was out there, and we would find it.

When we had our third offer accepted over two others, it was a tenuous celebration…we had been here before. Twice. We moved cautiously through inspections/negotiations and held our breath as we wrote our repair addendum. When the Sellers agreed to our ask, we breathed a collective exhale.

Since closing earlier this week, the relief has morphed into excitement. Yahya and Rod will arrive at their new home overlooking Lakewood Bay in a few weeks. They have already planned their first [outdoor] shindig at the new home – Rod’s birthday is coming up!

Not the easiest journey or straightest path. But it was meant to be. CHEERS to the happy new homeowners!

A Family Affair!

Posted on by Olivia Rush

Congratulations and cheers to my newest favorite family, the Brewsters! Our real estate journey has spanned nearly a year and truly come full circle. At this point, it feels like we’re family – I am wholeheartedly offering to shift my role from realtor to quirky, fun auntie figure!

Chris, Holly, and their kids Lucy and Simon were referred to me by a fellow agent in Austin, TX. The Brewsters had visited Portland and the surrounding PNW for years. They knew wanted to make the move to align with Lucy entering high school and Simon entering middle school.

We began working together last summer. The Brewsters traveled to Oregon and we toured several homes on the east side. This trip was purely for research, as bike-ability was a top priority. We drove around SE/NE Portland and saw around 10 homes. One of the homes was a newly listed foreclosure in Laurelhurst. Great bones, but had seen better days. I remember Holly remarking that if they were in the market currently, they’d make an offer on this one!

In October, the home was still on the market, receiving teensy tiny price reductions on a nearly weekly basis. Holly and Chris had me go back to video the house, scheming about how they could make it work, but the timing was still off. In January, we kicked off their official search, knowing we’d want to start looking early in this low-inventory market to hit their close-date goal of June.

I virtually toured several homes for the Brewsters, and we wrote a handful of offers. We were offered backup position three weekends in a row – 2nd place never felt so agonizing! And still, the Laurelhurst home lingered. When it received a larger than usual price drop, we finally threw our hat in the ring, only to be beat out last minute by another offer. Sheesh.

But…sometimes it all works out. The first buyer terminated, and we finally got an acceptance! The entire family flew up for a long weekend of inspections and contractor visits. Chris and Holly included Lucy and Simon in the decision making at every step of the way. (As a former teacher, I am in awe of their parenting techniques). Entering negations, we were armed with a mountain of bids and inspections that enabled us to negotiate a massive price reduction.

We closed earlier this week, and the Brewsters flew up Friday. They spent the first night in their home in sleeping bags and on sleeping pads. Phase 2 begins now: making this historical beauty shine once again!

Buying Nearly New + Sight Unseen!

Posted on by Olivia Rush

Congratulations to John and Fei for closing on their nearly new construction in Gresham. Built in 2018 by the Sellers themselves, this house was dialed. So dialed that my clients felt confident making an offer on it sight unseen!

John and Fei were referred to me by their friends who bought a house with me last spring. Those clients relocated from Southern California and purchased a home in Damascus on five acres. After nearly a year of hearing tales of Oregon life, John and Fei made the decision to follow in their friends’ footsteps.

Once we connected and honed their search, the hunt was on. The catch: John and Fei were house shopping from 1000+ miles away. Many of my friends could not believe that people would make an offer, go through inspections, and close on a home without ever having stepped foot in it. But with their opposite job schedules and needing to prep their own home for sale, it was our only option.

Fortunately, virtual showings are kinda my thing. I love them for several reasons. 1, I can squeeze in showings without needing to coordinate with clients’ busy schedules. 2, buyers can review the videos at a time that works for them. 3, buyers have a visual record (in the form of ten to twenty 1-2 minute videos I text them) of the house they can watch and rewatch. 4, they get to hear me ramble on about this adorable breakfast nook or that killer natural light.

It also helps to have some other eyes and ears on the ground. Fortunately for John and Fei, their friends (my former clients) live about 15 minutes from this house. Neighbor-friends attended the inspections and gave John and Fei their own feedback, which was thumbs way up. And when our nit-picky inspector delivered a squeaky clean report, that didn’t hurt either.

On Wednesday morning, John and Fei signed their closing documents in SoCal. Then they loaded up the car with their two kitties and headed north. Thursday evening, they pulled into their new driveway, where they met both their house and their realtor face to face for the first time. Air hugs were exchanged and then, the moment of truth…

Yeah, they liked it. Really, really liked it. Buying a house from afar isn’t for everyone, but John, Fei, and kitties feel like they won the lottery. Cheers and welcome home!

Good Things Happening for Good People

Posted on by Olivia Rush

Hands down, the best part of my job are my CLIENTS.

I am a lucky, lucky realtor. I’ve had the opportunity to help many friends with their real estate transactions. These transactions are so special to me, because I can be my full self. And when I am fully at ease, it doesn’t feel like work.

Linda and Jason recently moved back to Portland after about eight years in LA. During that time, they both grew their careers and birthed two spirited daughters. The last time I had seen Linda and Jason was at their wedding in her parents’ backyard in Milwaukie in 2012. (Not gonna lie, the first time I saw them, meeting them at a house in SE Portland, I actually shed a nostalgic tear.)

Linda and Jason are the type of people you say, “They are literally the kindest people ever!” about. It’s not hyperbole. These two are some of the sweetest souls I’ve ever met. They’ve been racking up good karma since birth. So when they beat out 13 other offers on their first offer, it somehow made sense.

Made sense, but that didn’t make it any less sweet. That phone call was one of the highlights of my career. I can still hear the whoops of delight and shrieks of disbelief.

From that point forward, it felt like the rest of the transaction fell into place. We negotiated a credit for some minor repairs and cleared the appraisal with ease. Closing went off without a hitch and Linda and Jason get keys in a few weeks (a 20 day rent-back was one of the attractive terms of their offer).

In this brutal Sellers’ market, good things happening for good people is a cause for major celebration. I’m looking forward to joining them in the next round of hootin’ and hollering’ on key day! Huzzah!

Home on a Hill

Posted on by Olivia Rush

Holy guacamole! Tedd and Autumn bought a house!

Our conversations about home-ownership began several years ago. Buying a home was a goal for both of them – separately, and then jointly. Tedd and Autumn budgeted, saved, and hustled to get to this point.

Once it was go time, they brought it all to the table – long-term planning, patience, humor, excitement, trust, execution, imagination, vision, and can-do attitudes. They wisely strategized and set their sights on purchasing a fixer and putting that sweat equity to work.

We identified homes that had been on the market for a while and visited several before they felt the good vibes flowing at The Hill House. Tedd and Autumn trusted their gut and held off on putting any offers in until they found a place where their budget and vision met. This led to their first offer on The Hill House being accepted – and later, a brand new roof, electrical panel, and all closing costs being covered by the Seller!

We closed on Friday afternoon, and the kitchen demo began this morning. I feel like a mom sending her babies off to college. Have fun and be safe! So proud of you! Mom can’t wait to see the before&after magic!

Cheers to these fine folk, and stay tuned for the good stuff: transformation photos!

Ice Storm Win!

Posted on by Olivia Rush

Congratulations to Lauren and Taran on the successful purchase of their first home together! This was NOT your typical buying in  Portland in 2021 scenario – and thank goodness for that.

Lauren and Taran are dear friends of mine, so we got down to the nitty gritty quickly. We saw a handful of “cute, charming” homes that would have “worked,” but nothing we saw felt right. As the days grew shorter, inventory dwindled. They were eager to get in the game, but nothing of interest was popping up. We had numerous conversations (almost every time we saw a home) about holding out until we found something that really clicked. They considered writing a few offers on a couple homes (one of which received 29 offers – no thanks!), but ultimately stuck to their guns.

And good thing, too! It was in early February that their patience paid off (maybe with the help of some divine weather intervention.) A home popped up that checked their boxes – especially the large-lot-in-fantastic-location box – and was well under budget.  Thanks to an ice storm, we were some of the only people who viewed the property over the first weekend. (Reason #784 why I love my AWD RAV4!) Taran and Lauren excitedly submitted their first offer Friday evening and anxiously waited three days for the Seller’s response. Finally, the good news came: we were able to secure the house AT list price without giving up their firstborn child or a kidney!

From that point, the transaction moved forward smoothly. Overall, the home was in GREAT condition, especially for its age. We were able to negotiate a small credit for a honey-do list of repairs, and the appraisal came in a good chunk ABOVE what my clients paid.

In this incredibly competitive sellers market, this transaction was a HUGE win on all accounts. Now let’s carry this same easy-breezy energy into selling their home next month!

Closed on Cottonwood!

Posted on by Olivia Rush

Congratulations to Chris and Anna on the successful purchase of their new home in Milwaukie! It has been a pleasure working with these two first-time homebuyers. I am so proud of their cool, calm, collected approach to what can be a frazzling market. Below are a few takeaways from our transaction that all buyers can benefit from:

  • TEAM: Chris and Anna did their homework. They talked to friends and family and knew they’d need to build a strong team to help guide them through the process. They had extensive conversations with both me and their lender prior to actively looking at homes. Once it was game time, all team members were on the same page and chomping at the bit. Their lender’s availability over the weekend and communication with the listing agent played a huge role in helping their offer get accepted.
  • TERMS: Chris and Anna beat out 4 other buyers, even though their offer was not the highest in price. They included creative verbiage around repairs and appraisal (but didn’t have to fully waive either). Additionally, Chris and Anna offered the Sellers flexibility in the form of a free rent-back period. To show seriousness and round out the offer, Chris and Anna agreed to order the appraisal right away. It is typically not one term, but a collection of terms, that makes a buyer’s offer stand out above the rest.
  • TRUST: Chris and Anna understood that they were up against stiff competition in this market, and experienced two heartbreaks before having their offer accepted. They were eager to reflect upon and learn from their experiences, and trusted me to give them honest feedback and perspective. This foundation of trust carried us all the way through the transaction and helped make the inevitable bumpy parts less jarring.
  • TRY: The inspections turned up some significant repairs and deferred maintenance. Rather than throw the towel in, Anna and Chris trusted the process. We worked diligently to get multiple bids for each item and outlined our ask using logic, reason, and numbers. Though there was a backup offer, our due diligence paid off. The Sellers agreed to a concession totaling, roughly $20K in concessions!
  • TEXTS: I often use the roller coaster analogy to describe the home-buying process. Through the ups and downs, it was our hilarious text thread – filled with Chris’ dad jokes and ridiculous GIFs – that kept us grounded and allowed us to check in on the daily. I can’t stress enough how much having a sense of humor can make the home-buying process a bit less nerve-wracking.

Keys will come in a month or so, but we can certainly drink to Chris and Anna’s success now. CHEERS to the new homeowners!