CityofOceanShores.com Newsletter ~ March 2010

Beach Updates
The Pacific Ocean is definitely the top draw in Ocean Shores, but there's much more to this beach town beyond its smooth shoreline and crashing surf. Ocean Shores boasts 23 miles of interconnected freshwater canals and lakes. Duck Lake is the big lake in Ocean Shores and is stocked and considered one of the best year-round fishing lakes in Western Washington. The lake is power-boat accessible and is excellent for many different boating experiences.
On April 24th, the fishing season begins and Duck Lake is a place that a lot of anglers frequent. The lake is home to a variety of fish including largemouth & smallmouth bass, bluegill, yellow perch, black crappie, rainbow trout, grass carp and other types of slimy fish. If for some reason you happen to catch a grass carp, put it back. Those guys eat the weeds (well, they're supposed too)...
There are two public parks on Duck Lake, each with its own public boat launch (launching your boat is free whether you live here or not):
Chinook Park is located on Duck Lake Drive about two and a half miles south of the airport. The park is 3.2 acres in size with a boat launch, ADA accessible fishing dock, large playfield, picnic tables, playground equipment, water fountain, portable restroom and a public parking area.
North Bay Park is located on Albatross and Chance a la Mer Avenue by the airport. The park is 7.1 acres big with a boat launch, fishing dock, baseball diamond with backstop/soccer field, tennis court, basketball goals, playground equipment, picnic shelter with fireplace and picnic tables, ADA restroom facility, plenty of parking space and excellent views of the Olympics and Grays Harbor across the nearby airport.

Ocean Shores Real Estate Update
Home and lot sales jumped in Ocean Shores during the month of March! The looming Federal Tax Credit deadline coming up has surely motivated some buyers to get off the fence. One of the telling signs with this month's sales figures is that for all three categories (homes, land & condos), sales transactions are pretty much flat (or increasing as lot sales did) compared to the same time period in 2009. This most definitely signals that the real estate market has finally bottomed out in first quarter 2010.

March Home Sales
Home sales jumped again at the beach as 17 Homes sold in March compared to only 9 in February. Average selling price was $147,100 - down from February's average price of $204,100. The cheapest was a bank-owned fixer that sold for only $30,000 while the most expensive was an oversized ocean view home that sold for $300,000. Average time on the market was 278 days. There are currently 36 homes that are pending right now - up from 34 last month at this time. Inventory is still increasing as there are 223 homes on the market now compared to 218 last month.

March Vacant Lot Sales
Lot sales in March more than doubled February's numbers as 18 Lots closed in March (up from 8 Lots in February) for an average sales price of $30,436. Average time on the market was only 446 days - down from last month's time on the market of 539 days. Eight lots are currently pending. There are 536 lots available on the market right now compared to 509 last month. Average price: $73,051. The cheapest one is now only $7,800, but bring some dump trucks with sand.... lots of sand...

March Condo Sales
Only 1 Condo closed in March for $62,000. Condo sales are very slow. Two condos in town are still pending while 98 condos are still active listings.

Quarterly Comparisons
* 30 Homes sold in the first quarter of 2010 for an average sales price of $159,867.
* 31 Homes sold in the first quarter of 2009 for an average sales price of $179,355.

* 35 Lots sold in the first quarter of 2010 for an average sales price of $25,484.
* 22 Lots sold in the first quarter of 2009 for an average sales price of $37,198.

* 4 Condos sold in the first quarter of 2010 for an average sales price of $96,225.
* 5 Condos sold in the first quarter of 2009 for an average sales price of $110,050.

Coastal Community Home Sales Comparisons
The real estate market in Ocean Shores continues to dominate the other areas on Washington's coast in regards to number of homes sold, etc. I would sure hate to be selling real estate in Westport...
* Ocean Shores sold 30 Homes in the first quarter of 2010 for an average sales price of $159,867.
* Westport sold 5 Homes in the first quarter of 2010 for an average sales price of $73,900.
* Seabrook/Pacific Beach/Moclips sold 2 Homes in the first quarter of 2010 for an average sales price of $375,000.
* Long Beach sold 12 Homes in the first quarter of 2010 for an average sales price of $168,862.

Ocean Shores Real Estate Brokerage Rankings
It's becoming quite clear to most real estate sellers & buyers in Ocean Shores that if you're serious about buying or selling real estate at the beach, you'll want to work with the office that delivers the best results. The following list is the top ten real estate brokerages and their percentage of real estate volume sold in Ocean Shores for the first quarter of 2010:

1. Coldwell Banker Ocean Beach Properties - 40.08%
2. Windermere RE Grays Harbor - 15.31%
3. John L. Scott Ocean Shores - 8.61%
4. Premier Realty Ocean Shores - 4.67%
The three other real estate brokerage in Ocean Shores didn't make it into the top ten, so I'll just stop at number four....

If you have any questions regarding Ocean Shores/North Coast Real Estate, call Jeff Daniel of Coldwell Banker Ocean Beach Properties at 360.581.9020 or visit my website at www.cityofoceanshores.com. Thanks! All statistics are supplied from the Northwest Multiple Listing Service.

Upcoming Events
Olympus Rally
April 24-25, 2010
Many of the top rally drivers in the nation will be on hand when the Olympus Rally returns to Grays Harbor on April 24-25. The third event in the Rally America series will be based, for the first time, in the Ocean Shores area. The Ocean Shores Convention Center will be the event’s headquarters. Racing enthusiasts can meet the drivers in a pair of public events, scheduled for 8 a.m. April 24 and 7 a.m. April 25 at the Ocean Shores Convention Center. http://www.thedailyworld.com/articles/2010/04/07/sports/doc4bbcbb6c1d64c535534372.txt

Razor Clam Dig Coming Up!
April 30-May 2, 2010
The Washington State Fish & Wildlife Department has tentatively scheduled a dig for the following dates and beaches. A final decision on the dig will be based on the results of tests for toxins to determine if the clams are safe to eat.
Friday, April 30, 8:32 a.m., -1.5: Long Beach, Twin Harbors, Copalis and Mocrocks
Saturday May 1, 9:15 a.m., -1.0 : Long Beach, Twin Harbors, Copalis, Mocrocks and Kalaloch
Sunday, May 2, 9:58 a.m., -0.7: Long Beach, Twin Harbors, Copalis, Mocrocks and Kalaloch
A license is required for anyone age 15 or older. Any 2009 annual shellfish/seaweed license or combination fishing license is still valid. Another option is a razor-clam only license available in annual or three-day only versions.
Beaches scheduled to open are:
· Long Beach, which extends from the Columbia River to Leadbetter Point.
· Twin Harbors Beach, which extends from the mouth of Willapa Bay north to the south jetty at the mouth of Grays Harbor.
· Copalis Beach, which extends from the Grays Harbor north jetty to the Copalis River, and includes the Copalis, Ocean Shores, Oyehut, Ocean City and Copalis areas.
· Mocrocks Beach, which extends from the Copalis River to the southern boundary of the Quinault Reservation near the Moclips River, including Iron Springs, Roosevelt Beach, Pacific Beach and Moclips.
· Kalaloch Beach, which extends from the South Beach Campground to Brown’s Point (just south of Beach Trail 3) in the Olympic National Park.
For more info, click http://wdfw.wa.gov/fish/shelfish/razorclm/season.htm.

Grays Harbor County Expo
May 27-31, 2010
Third annual expo featuring Oceans of Fine Arts, Arts & Crafts Show, Cruisin the Shores RV Show, Chainsaw Carving, Hotrod & Classic Car Show & a HOME SHOW! Something for everyone! Free & easy parking - Memorial Day Weekend - see you there! http://www.graysharborexpo.com/

Kite Challenge
June 5-6, 2010
Sponsored by "Team Cutting Edge Kites" - 2005 & 2006 World Champions. Free kite flying lessons, stunt competitions, fun flies, displays and more. Come to the beach and watch the sky come to life with hundreds of colorful kites!

Flag Day Parade & Dance
June 12, 2010
A chance to show your patriotic spirit. The parade features more than 75 entries and a Grand Marshall. End the day with dancing and raffle drawings. One of the only Flag Day parades in Western Washington.

Jeff Daniel
Associate Broker
Coldwell Banker Ocean Beach Properties
Cell Phone: 360.581.9020
749 Point Brown Ave NW
PMB 1568, Ocean Shores, WA 98569
360.289.3111 (fax)

10 Ways to Make Your Home Worth More

Great article!


http://www.frontdoor.com/Sell/10-Ways-to-Make-Your-Home-Worth-More/30/p1/?nl=FD_v122_top10-1


Jeff Daniel
Associate BrokerColdwell Banker Ocean Beach Properties
Cell Phone: 360.581.9020
749 Point Brown Ave NW
PMB 1568, Ocean Shores, WA 98569
360.289.3111 (fax)

Luxury Oceanfront Condos NOW priced @ DRAMATIC DISCOUNTS!

March Madness!!!
Luxury Oceanfront Condos NOW priced @ DRAMATIC DISCOUNTS! Dreamscape Condominiums seeks buyers for this FINAL EVENT ending on 3/31/10. All condos need to be sold! Only a few left! 4th Floor Units are now only $199,900! This is over 40% off of the original prices! With these FINAL Prices, combined with the exceptional quality, the stellar location & lifestyle of Dreamscape Condominiums~there's never been a better time to be a part of this prestigious community. Time is running out.


Luxury Ocean Front Condos have never been so Affordable!
Greetings from the beach! This email is to make sure that you’re aware of the current opportunity with the Dreamscape Condos located at the Southern tip of Ocean Shores. Fourteen units are now being offered as Short Sales and two of them are gone ~ meaning that the owners are now offering them for less than what is owed to the bank. This is a great opportunity that will not last. Only twelve are left now!

Guaranteed Bottom Prices!
These new LOW prices do not include furnishings or other past incentives and are subject to deed release by the bank. We are guaranteed a 5 day response to each buyer if the offer is at least full list price. Buyers can still make offers at less than list price. These will be reviewed by the bank and a response is guaranteed within 10 days.

This is it! There has never been a better Time to Buy!
These are rock bottom crazy prices! Getaway and relax while watching ships, whales and fishing boats from the comfort of your own private retreat just seconds from miles and miles of pristine beaches. The views are truly amazing.

Changes & Updates
> New Konecto flooring in certain units. This new flooring lessens noise heard from surrounding units and has been a huge welcome!
> A brand new Storefront has been added to the entire condo. This new enclosure keeps the wind and rain out of the walkways and tower areas and has been welcomed by all current owners and visitors. It has also enhanced the overall value of the building and individual ownership of each condo unit.

Current Price List (03/01/10)
Unit 207 - $199,900 ~ original price $319,000
Unit 402 - $199,900 ~ original price $309,000
Unit 208 - $209,900 ~ original price $309,000
Unit 503 - $232,900 ~ original price $349,000
Unit 506 - $232,900 ~ original price $379,000

Click "HERE" to see the remaining available units on the MLS.

Don't Wait Any Longer
Dreamscape offers one of the last affordable view properties on the Pacific Northwest Coast. Each home has unparalleled views of the Pacific Ocean, the Jetty, Olympic Mountains, Westport nightscape, stunning sunsets and pristine beaches.

For sales inquiries, please contact

Ric Canfield at 360.593.4266
Jeff Daniel at 360.581.9020






Jeff Daniel
Associate Broker
Coldwell Banker Ocean Beach Properties
Cell Phone: 360.581.9020
749 Point Brown Ave NW
PMB 1568, Ocean Shores, WA 98569
360.289.3111 (fax)

Little Is In ~ Tiny Beach Homes are Selling Fast!

Little Is In!
It’s no secret that 2009 was a horrible year for home builders. In fact, 2009 was the worst year that builder’s have seen in Ocean Shores since 2004 with only 44 new spec homes sold, according to the NWMLS. That number it seems is already on an upswing in 2010. One major sign that changes are coming is with the number of “presales,” which is the sale of a new spec home before construction has even begun. As of February 17th, three new presales have gone pending on the NWMLS website. That’s more presales already in the first month and a half of 2010 than we saw in all of 2009!
What’s most exciting about these new sales is the size of these new homes. They are tiny! The average number of square feet in these little beach cabins is 768 square feet. The average size of a home sold in Ocean Shores last year was 1415 square feet. The average price per square foot for this new construction is $143.43.
Most buyers of a brand new little beach cabin are second home buyers looking to own their cute getaway at the beach. We’re actually seeing some people buy them to live in fulltime now too!
Prices are definitely more affordable now for getaway buyers looking for a little cabin at the beach and there’s a wide variety of makes and models from 672 square feet on up. The entry level model starts at $105,900 and is offered by Pacific Coast Construction Group Inc.
Small houses (and particular, small houses at the beach!) are attracting many homebuyers seeking a great location, the convenience of having their own place without the hassle of a hotel room, the value of new construction and the affordability these homes offer. These are great short term and long term real estate investments as well.
Buyers don’t have time wait!
If you factor in the looming deadlines to get those federal tax credits, buyers must be UNDER CONTRACT BY APRIL 30th and CLOSE BY JUNE 30th. Throw in the impending interest rate hikes, which should hit early this summer and there are plenty of incentives for buyers to act now.
Here are 10 reasons why Little Beach Cabins might be better than big ones...
1. Less Expensive to Purchase: Smaller houses are generally cheaper to buy than larger ones of similar construction and location unless something is really wrong...
2. Lower Property Taxes.
3. Cheaper to Heat in the wintertime: I guess I could say spring and fall around here too..
4. Less Expensive to Maintain: Replacing a roof on a little cabin is going to be a lot cheaper than a big house.
5. Easier to Clean: Again, less square footage to clean.
6. Less Space for Clutter.
7. Cheaper to Furnish.
8. Smaller Environmental Footprint: Less materials used in the process means lower energy consumption...
9. I’ve sold over 22% of all the brand new little beach cabins in Ocean Shores since 2008 and I work with more little cabin builders than anyone out here... So if you’re going to buy one, there’s a good chance you’ll end up working with me!
10. Because they’re cute and little is in.

If you want more information regarding these little cute little beach cabins, give me a call or send me an email. Thanks!

Jeff Daniel
New Homes Specialist
Residential Construction Certified
Vacation Home Specialist
Associate Broker/Coldwell Banker Ocean Beach Properties
360.581.9020
jeffgdaniel@hotmail.com

CityofOceanShores.com Newsletter ~ January 2010

Beach Updates
Happy Birthday Ocean Shores!
News Flash! Ocean Shores turns 50! That's right, the sleepy little beach town celebrates its 50th birthday this year. Happy Birthday (or Birth year, I suppose) Ocean Shores!

Ocean Shores Real Estate Update
It's no secret that 2009 was a horrible year for most if not all business's (except Walmart of course). Not unlike the rest of the country, real estate sales were again slow at the beach and down nearly 13% from the previous year. The First Time Home Buyer tax credit had very little effect out here as most of our buyers are either move-up, retirement or getaway buyers. However, the new $6,500 tax credit for owners of existing homes who buy a new principal residence does seem to be spurring activity. The biggest surprise out here on the beach is that more condominiums actually sold this year than last.
Ocean Shores is not unlike the rest of the country as a large volume of foreclosures, REO's and short sales have driven prices down. However, we are starting to see a significant reduction in the number of these distressed properties on the market today. Prices have bottomed in Ocean Shores much like the rest of the region. The biggest problem we face with sales still remains with the uncertainty of the banks as they continue to strangle buyers with steeper qualifications to get a loan.
That being said, the forecast is good. Nationally, the National Association of Realtor's chief economist sees a strong sales year ahead - up to 20 percent this year. He's also forecasting sustained price increases of anywhere from two to five percent on average. Regionally, the Puget Sound market is significantly up. The volume of pending sales was up more than 35% from a year ago and was the best December the region has seen since 2006. Historically, Ocean Shores tends to follow the Puget Sound's trends by six to nine months.

Here are some year end numbers regarding Ocean Shores real estate:
2009 Home Sales* 180 Homes sold in 2009 for an average sales price of $173,421 (Cheapest was $31,500 - Most expensive was $495,000).
* 206 Homes sold in 2008 for an average sales price of $194,480 (Cheapest was $28,000 - Most expensive was $829,000).
* 241 Homes sold in 2007 for an average sales price of $209,783 (Cheapest was $36,000 - Most expensive was $580,000).

The average home that sold in Ocean Shores in 2009 had 1415 square feet and was on the market for 225 days.* Currently, there's 179 Homes on the market (compared to 228 Homes on the market this time last year) for an average price of $225,194 (compared to $259,367 this time last year). Additionally, there are 18 homes pending in Ocean Shores for an average list price of $158,790.

2009 Condo Sales
* 25 Condos sold in 2009 for an average sales price of $138,468 (Cheapest was $41,000 - Most expensive was $350,000).
* 18 Condos sold in 2008 for an average sales price of $244,000 (Cheapest was $60,000 - Most expensive was $425,000).
* 41 Condos sold in 2007 for an average sales price of $209,783 (Cheapest was $7,500 - Most expensive was $449,000).

The average Condo that sold in Ocean Shores in 2009 had 992 square feet and was on the market for 320 days.* Currently, there's 86 Condos on the market for an average price of $222,777. Additionally, there are 4 Condos pending in Ocean Shores for an average list price of $158,790. There are still some fantastic deals on Condos at the beach right now. Send me an email if you would like a list.

2009 Vacant Lot Sales
* 134 Lots sold in 2009 for an average sales price of $34,968 (Cheapest was $8,500 - Most expensive was $155,000).
* 189 Lots sold in 2008 for an average sales price of $47,799 (Cheapest was $10,000 - Most expensive was $185,000).
* 322 Lots sold in 2007 for an average sales price of $54,655. (Cheapest was $16,000- Most expensive was $450,000).

It took 320 days to sell a Lot in 2009 compared to 284 days in 2008.

2009 Commercial Sales
* 7 Commercial Buildings sold in 2009 for an average sales price of $345,643 compared to 6 sales in 2008 for an average sales price of $281,250.
2009 Multifamily (Apartment) Sales
* 4 Multifamily Buildings sold in 2009 for an average sales price of $167,000 compared to 0 sales in 2008.
Coastal Community Sales Comparisons
On another note, even though the Ocean Shores real estate market was off this past year, consider how bad the market is in a couple of other beach towns. All things said, the real estate market is still kicking in Ocean Shores.
* Ocean Shores sold 180 Homes and 134 Lots in 2008. The average price of the Home was $173,421 & the average price of the Lot was $34,968.
* Seabrook/Pacific Beach/Moclips areas sold 18 Homes and 6 Lots in 2008. The average price of the Home was $344,472 & the average price of the Lot was $92,833.
* Westport sold 23 Homes and 11 Lots in 2008. The average price of the Home was $164,410 & the average price of the Lot was $53,136.
* Long Beach sold 48 Homes and 14 Lots in 2008. The average price of the Home was $183,160 & the average price of the Lot was $107,714.

Summary: Ocean Shores is still the most affordable coastal community in the country and that's a big reason why a lot of baby boomers are retiring in Ocean Shores and numerous people move here to work, play and buy their vacation getaways. Now is the best time to buy in Ocean Shores!Coldwell Banker Ocean Beach Properties is the Top Producing Real Estate Office in Ocean Shores (again...)For the third year in a row, Coldwell Banker Ocean Beach Properties finished out 2009 as the Number One (#1) Real Estate Sales Office in Ocean Shores. This year, not only were we the #1 office in town again, we were the #1 office in all of Grays Harbor County again! We sold more properties in the county this past year than any other office around. Congratulations and thanks to the customers, owners, agents, employees and friends of Coldwell Banker for making us the top real estate office in Ocean Shores and the entire County.

On a personal note, I would very much like to thank everyone who helped me in becoming the #1 real estate agent in not only Ocean Shores, but all of Grays Harbor County as well for the second year in a row now.

Ocean Shores Real Estate Brokerage 2009 Rankings
#1 Coldwell Banker - Volume Sold: 29.83%
#2 John L. Scott - Volume Sold: 21.70%
#3 Windermere (out of business now) - Volume Sold: 13.83%
#4 Prudential Grays Harbor - Volume Sold: 5.80%
#5 Premier Realty - Volume Sold: 5.63%
#6 Beach Realty - Volume Sold: 2.22%
December Home SalesOnly 11 Homes sold in December. Average selling price was $199,286. The cheapest one was $123,750 and the most expensive was a new bay front home coming in at $376,000.
December Vacant Lot Sales
11 Lots sold in December. Average selling price was $17,127. The cheapest one was unloaded for only $10,000 and the most expensive was only $33,000.
December Condo Sales3 Condos sold in December for an average sales price of $80,000 even. The new Short Sale pricing going on at the Dreamscape Condos down at the North Jetty has really drawn a lot of interest from buyers making crazy offers that the bank has been accepting. Get in while you can!


BrandNewBeachHomes.com is a real estate blog about new homes and new construction out at the beach. Take a look!

If you have any questions regarding Ocean Shores/North Coast Real Estate, call Jeff Daniel of Coldwell Banker Ocean Beach Properties at 360.581.9020 or visit my website at www.cityofoceanshores.com. Thanks! All real estate numbers and stats apply to the Ocean Shores real estate market. All statistics are supplied from the Northwest Multiple Listing Service.

Upcoming Events
Master Builder Home & Garden Show
February 6-7, 2010Second annual Twin Harbors Chapter Master Builders Home and Garden Show. Free admission and prizes will be given away every hour! Get the jump on home improvement and yard projects and be ready for the "Spring Fever"...
Antique & Collectible Show
February 13-14, 2010
8th Annual Ocean Shores Antique & Collectible Show will take place at the Ocean Shores Convention Center. Join them along with over 60 vendors for Valentine's Weekend!
Beachcombers Fun Fair
March 5-7, 2010
23rd annual event features exhibits, seminars, information booths, and vendors on Saturday and Sunday; a kid's science fair Saturday morning plus beach walks on Sunday morning.
Ocean Shores Moped Poker Run
March 26-28, 2010
The GWRRA Chapter E - 3rd Annual Moped Poker Run and Surf Watch will be held on March 26-28, 2010 in Ocean Shores, Washington (WA) Check-In will begin at the Polynesian Resort at 9:30am. Moped's out at 10am. Entry fee of $10/Pre-Registration, and $12/Day of for each person. There will be a Poker Run, Miniature Golf Competition, Live and Silent Auction, Cash Prizes, and more. http://www.motorcyclemonster.com/events/Moped-Poker-Run-2010-03-26-Ocean_Shores-WA.html
Razor Clam Festival & Chowder Cook-Off
March 27, 2010
Celebrating the natural bounty of "Coastal Living," this annual event kicks off Friday evening with a coronation dance honoring the Clam King & Queen. Saturday from 8 a.m. to 6 p.m., features a pancake breakfast, artisan marketplace, children's activities, live entertainment, dancing, cultural exhibits and the highly anticipated Clam Chowder Cook-Off. Come and cast your vote for the best professional & non-professional chowder on the Beach.

Razor Clam Dig Coming Up! After a stormy New Year’s opener, razor clam diggers will get another chance to hit the beach for a five-day opening scheduled to begin Jan. 27 if marine toxin tests show the clams are safe to eat. The Washington Department of Fish and Wildlife (WDFW) also announced tentative plans for a razor-clam dig in late February, pending the results of another round of marine toxin tests. For the dig planned this month, Long Beach and Twin Harbors are tentatively scheduled to open on evening tides Jan. 27-31, with digs also planned at Copalis and Mocrocks beaches Jan. 29-31. In addition, the National Park Service has scheduled a two-day dig Jan. 30-31 at Olympic National Park’s Kalaloch beach to coincide with those at the other beaches. Digging at all five beaches will be restricted to the hours between noon and midnight. Digging days and tides for Ocean Shores are:
Friday, Jan. 29, (5:58 p.m., -1.5 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks
Saturday, Jan. 30, (6:41 p.m., -1.5 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks, Kalaloch
Sunday, Jan. 31, (7:23 p.m., -1.2 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks, Kalaloch A license is required for anyone age 15 or older. Any 2009 annual shellfish/seaweed license or combination fishing license is still valid. Another option is a razor-clam only license available in annual or three-day only versions. Descriptions of the various options are available on the WDFW website at https://fishhunt.dfw.wa.gov. Beaches scheduled to open are:
Long Beach, which extends from the Columbia River to Leadbetter Point.
Twin Harbors Beach, which extends from the mouth of Willapa Bay north to the south jetty at the mouth of Grays Harbor.
Copalis Beach, which extends from the Grays Harbor north jetty to the Copalis River, and includes the Copalis, Ocean Shores, Oyhut, Ocean City and Copalis areas.
Mocrocks Beach, which extends from the Copalis River to the southern boundary of the Quinault Reservation near the Moclips River, including Iron Springs, Roosevelt Beach, Pacific Beach and Moclips.
Kalaloch Beach, which extends from the South Beach Campground to Brown’s Point (just south of Beach Trail 3) in the Olympic National Park. In addition, WDFW has tentatively scheduled a late-February dig on the following dates and locations:
Friday, Feb. 26, (4:49 p.m., -0.7) Twin Harbors, Copalis, Mocrocks
Saturday, Feb. 27, (5:34 p.m., -0.9) Long Beach, Twin Harbors, Copalis, Mocrocks, Kalaloch
Sunday, Feb. 28, (6:16 p.m., -0.8) Long Beach, Twin Harbors, Copalis, Mocrock, Kalaloch
Beach News
This is where I get mine lately:

Jeff Daniel Associate Broker
Coldwell Banker Ocean Beach Properties
Cell Phone: 360.581.9020749 Point Brown Ave NW
PMB 1568, Ocean Shores, WA 98569
360.289.3111 (fax)

CityofOceanShores.com Newsletter ~ 09.2009

Beach Updates
This town is still construction nuts! Do yourself a favor and stay off Point Brown Avenue until at least November now. For the most part, downtown is still ripped up as the city is having all the roads repaved and the roundabout construction is also underway. It's still really crazy. Other than that things are still pretty hoping at the beach even though the tourist season is over. The weekends lately have been particular busy with folks visiting and looking at getaway/retirement. This coming weekend should be very busy as the Razor Clam season gets underway. If you've never dug or ate a razor clam, you're missing out. Trust me. It took me a few years to give it a shot and now I just can't get enough... But don't tell any game wardens that I said that....

Ocean Shores Real Estate Update
It's been really busy. Buyers are buying! August showed three straight months of improving home sales at the beach. September has flattening out as residential sales remained the same as August. What we are seeing is that people with money, who held back when the economy was on the brink, are starting to buy. Smart money is buying real estate again at what many see at the bottom and capitalizing on the best mortgage rates in decades.



September Home Sales
Sales continue to climb out of the gutter at the beach for the third straight month in a row. 16 houses sold in September. Average sales price nudged up to $166,100 (up from $150,688 in August). 21 homes went pending during September. There are currently 39 homes pending in Ocean Shores right now.

There's only 215 homes on the market right now versus 253 in July. Home inventory is still shrinking and sales are still happening. Average price is $231,012.

September Vacant Lot Sales11 Lot sold in September (down from 13 in August for an average selling price of $32,527. The cheapest one was $8,500 and the most expensive was $80,000. Average time on the market was only 209 days. There are currently 12 lots that are pending around town... There's 551 lots on the market right now.


September Condo SalesThree condos closed during September at the beach. Average price was $88,833. The big news in condo sales is that there are currently 6 of them pending (including two at the Dreamscape Condos). That's a huge jump! There are 107 condos on the market in Ocean Shores right now.

Image from:http://oceanshoresrealestate....
Dreamscape Condos are now very serious about selling off their remaining inventory. Only twelve units are left and are now being offered as Short Sales ~ meaning that the owners are now offering them for less than what is owed to the bank. This is a great opportunity that will not last. "Here's More Info."



BrandNewBeachHomes.com is a real estate blog about new homes and new construction out at the beach. Take a look!

If you have any questions regarding Ocean Shores/North Coast Real Estate, call Jeff Daniel of Coldwell Banker Ocean Beach Properties at 360.581.9020 or visit my website at www.cityofoceanshores.com. Thanks! All real estate numbers and stats apply to the Ocean Shores real estate market. All statistics are supplied from the Northwest Multiple Listing Service.

Upcoming Events
Paddle the Shores
Cat Fancier's Association Cat Show
October 24-25, 2009A Cat Fanciers Association All Breed Cat Show . See an incredible variety of cats from the ordinary to the very unusual! Saturday - 10AM to 5PM & Sunday - 9AM to 4PM. Don't bring your dog.

Jazz at the Beach - Jazz Festival
November 6-8, 2009Jazz bands from around the United States and Canada join together to offer over 65 hours of live jazz at several venues throughout Ocean Shores. http://users.techline.com/diggindixie/

Winter Fanta-Sea
November 27-29, 2009
Over 70 arts and crafts booths feature thousands of unique handmade items just in time for the holidays! Bring the kids, Santa will be there to listen to all of your Christmas wishes.

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Razor Clam Season Tentatively set to Open at 5 Beaches in Mid-October (this weekend!)Image from:http://www.dfw.state.or.us/MR...View image on Bing The first razor-clam dig of the fall season will get under way Oct. 16 if marine toxin tests show the clams are safe to eat, the Washington Department of Fish and Wildlife (WDFW) announced today. Additional digging opportunities are scheduled through Jan. 3. Evening digs are tentatively planned at Twin Harbors (Oct. 16-19); Long Beach and Copalis (Oct. 16, 17 and 18); and Mocrocks and Kalaloch Beach (Oct. 17 and18). Digging at all beaches will be restricted to the hours between noon and midnight. “The results of our 2009 summer stock assessment show that Long Beach, Twin Harbors and Kalaloch Beach have had an increase in their total allowable catch, while Copalis and Mocrocks are about the same,” said Dan Ayres, WDFW coastal shellfish manager. “This is great news for Kalaloch, which will have harvest opportunities for the first time since spring 2007.” Image from:http://rodnreal.com/clamtides...View image on Bing The best time to start digging is an hour or two before low tide, said Ayres, who also recommends that diggers check weather and surf conditions before heading out. Harvesters are allowed to take no more than 15 razor clams and must keep the first 15 they dig, regardless of size or condition. Each digger’s clams must be kept in a separate container. Image from:http://wdfw.wa.gov/science/in...View image on Bing A license is required for anyone age 15 or older. Any 2009 annual shellfish/seaweed license or combination fishing license is still valid. Another option is a razor-clam only license available in annual or three-day only versions. Descriptions of the various licensing options are available on the WDFW website at http://fishhunt.dfw.wa.gov. Tentative opening dates and evening low tides in October are:
Friday, Oct. 16 ( 5:50 p.m. -0.5 ft.) Long Beach, Twin Harbors, Copalis
Saturday, Oct. 17 (6:38 p.m. -0.8 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks, Kalaloch
Sunday, Oct. 18 (7:23 p.m. -1.1ft.) Long Beach, Twin Harbors, Copalis, Mocrocks, Kalaloch
In addition, WDFW has tentatively scheduled the following digs:
Saturday, Nov. 14 (4:34 p.m. -0.3 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks
Sunday, Nov. 15 (5:21 p.m. -0.7 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks
Monday, Nov. 16 (6:05 p.m. -0.9 ft.) Long Beach, Twin Harbors, Copalis, Mocrocks, Kalaloch
The Pacific razor clam (Siliqua patula) is an exceptionally meaty shellfish which ranges from California to Alaska. It is abundant on surf-pounded ocean beaches, but also occurs in sheltered areas along the coast. Limited diving observations have indicated some adult razor clams (S.patula) offshore for up to one-half mile. Razor clams dredged in water deeper than 30 feet, although similar to the beach clam, are a different species (Siliqua sloati).

In Washington waters, the razor clam grows to a maximum length of six inches, although they are seldom found. Clams seven inches long have been recorded, but are very rare. The life expectancy for Washington clams is five years. Again, there are exceptions, but razor clams suffer from a high degree of mortality due to predation by Dungeness crabs, shore birds, numerous species of fish and of course thousands of clam diggers. A disease was also discovered in the early 1980's that caused mass mortalities of large numbers of clams. It is unknown how long this disease has affected clam populations. In contrast, razor clams found in Alaska may grow to eleven inches in length and live to be 15 years old, due to colder water temperatures and slower growth rates.

Razor clams are found primarily on the intertidal coastal beaches (those that are exposed at low tide) from a +3 foot level to a -2 foot tide level. The Washington Department of Fish and Wildlife (WDFW) divides the harvest areas into five major management zones (see map): Beaches scheduled to open are:
Long Beach, which extends from the Columbia River to Leadbetter Point.
Twin Harbors Beach, which extends from the mouth of Willapa Bay north to the south jetty at the mouth of Grays Harbor.
Copalis Beach, which extends from the Grays Harbor north jetty to the Copalis River, and includes the Copalis, Ocean Shores, Oyhut, Ocean City and Copalis areas.
Mocrocks Beach, which extends from the Copalis River to the southern boundary of the Quinault Reservation near the Moclips River, including Iron Springs, Roosevelt Beach, Pacific Beach and Moclips.
Kalaloch Beach, which extends from the South Beach Campground to Brown’s Point (just south of Beach Trail 3) in the Olympic National Park.

Beach News
This is where I've been getting mine lately:

Jeff Daniel Associate Broker
Coldwell Banker Ocean Beach Properties
Cell Phone: 360.581.9020749 Point Brown Ave NW
PMB 1568, Ocean Shores, WA 98569
360.289.3111 (fax)

Luxury Ocean Front Condos have never been so Affordable!

Luxury Ocean Front Condos have never been so Affordable!
Greetings from the beach! This email is to make sure that you’re aware of the current opportunity with the Dreamscape Condos located at the Southern tip of Ocean Shores. Fourteen units are now being offered as Short Sales ~ meaning that the owners are now offering them for less than what is owed to the bank. This is a great opportunity that will not last.

Guaranteed Bottom Prices!
These new LOW prices do not include furnishings or other past incentives and are subject to deed release by the bank. We are guaranteed a 5 day response to each buyer if the offer is at least full list price. Buyers can still make offers at less than list price. These will be reviewed by the bank and a response is guaranteed within 10 days.

This is it! There has never been a better Time to Buy!
These are rock bottom crazy prices! Getaway and relax while watching ships, whales and fishing boats from the comfort of your own private retreat just seconds from miles and miles of pristine beaches. The views are truly amazing.

Changes & Updates
> New Konecto flooring in certain units. This new flooring lessens noise heard from surrounding units and has been a huge welcome!
> A brand new Storefront has been added to the entire condo. This new enclosure keeps the wind and rain out of the walkways and tower areas and has been welcomed by all current owners and visitors. It has also enhanced the overall value of the building and individual ownership of each condo unit.

Active Price List (09/10/09)
Unit 303 - $178,420 ~ original price $319,000
Unit 405 - $198,244 ~ original price $339,000
Unit 406 - $208,681 ~ original price $319,000
Unit 404 - $208,309 ~ original price $309,000
Unit 207 - $218,148 ~ original price $319,000
Unit 402 - $208,193 ~ original price $309,000
Unit 403 - $207,885 ~ original price $309,000
Unit 505 - $238,617 ~ original price $359,000
Unit 506 - $237,814 ~ original price $379,000
Unit 208 - $243,670 ~ original price $309,000
Unit 502 - $238,119 ~ original price $379,000
Unit 503 - $238,433 ~ original price $349,000
Unit 408 - $268,914 ~ original price $389,000
Unit 507 - $278,539 ~ original price $409,000

Don't Wait Any Longer
Dreamscape offers one of the last affordable view properties on the Pacific Northwest Coast. Each home has unparalleled views of the Pacific Ocean, the Jetty, Olympic Mountains, Westport nightscape, stunning sunsets and pristine beaches.

For sales inquiries, please contact
Ric Canfield at 360.593.4266
Jeff Daniel at 360.581.9020
Coldwell Banker Ocean Beach Properties

749 Point Brown Ave NW
PMB 1568, Ocean Shores, WA 98569
360.289.3111 (fax)

To Buy or to Build, is that the only Question?

On many occasions while showing new houses out on the beach, some buyers take the approach that they would rather get a loan to buy a vacant lot, then hire a local builder to build them their beach getaway. There are several differences when it comes to the financing options between purchasing an existing home or buying a lot and having a home built on it. I recently sat down and talked to Carol Warfield, loan officer with the Bank of the Pacific about some of the differences.

The first is the required down payment

On a conventional construction loan, you must invest 20% of the cost of the entire project, which would include land purchase and prep, cost of plans, plan review, building permit, well and septic design & permits if applicable, cost of construction including builders overhead, sales tax, etc. All closing costs on a construction loan are in addition to the 20% investment in the project itself, and generally run more than closing costs for a purchase loan.

With a construction loan, you can almost always count on two things - it will take longer and cost more than you expect. Another thing to watch is change orders. Once your construction loan is in place, 100% of the cost of change orders comes out of your pocket. 

On a purchase loan you know up-front what your costs will be. You will pay the required down payment, plus closing costs. There are many types of loan programs available for purchase loans - Conventional, FHA and USDA are among the most popular.

The second difference is interest rate

Single-close construction loan interest rates typically run about 1/2% higher than purchase loans interest rates. With either type of loan, you lock in an interest rate prior to closing the loan. On a construction loan, you pay interest monthly on the amount you’ve drawn during construction, and then the loan converts to a 15 or 30 year fixed rate loan, with principal and interest payments once construction is complete. You pay the same interest rate during construction and during the long-term loan. Because the interest rate is “locked in” prior to the home being built, the investor takes some risk by guaranteeing you that interest rate once construction is complete, so they tend to price them a little higher. The other potential hazard is that if you don’t complete construction in the allotted time-frame, you would either lose your interest rate lock, and get whatever the going rate is at the time construction is complete, or pay a fee to extend the interest rate lock.

On a purchase loan, the rate lock period is generally 30-45 days, just enough time to close the loan, so investors are more likely to price at current market rates. Once you’ve closed your purchase loan, there is no risk of losing your rate lock.

 

Another difference is the risk and hassle factor

A purchase loan is a pretty easy loan to process and close. All required documentation is gathered up front, generally two years income verification (tax returns and/or W-2s), two months recent paystubs, and two months recent asset statements. If you have non-wage income, you may be asked to supply verification of that information also, such as lease agreements on rental properties, trust agreements, child support, annuity or investment income, etc. Once your credit report is pulled, it is not a common practice to need an updated report before the loan closes. 

On a construction loan, all the same documentation is required up front, plus all the construction-project paperwork. Once construction is complete, some investors are requiring updated credit report and income documentation. I’ve seen instances where credit has deteriorated and income was reduced, causing the loan to no longer fit the program for which it was originally approved, sometimes making the loan ineligible for secondary market purchase. Then the loan would revert to a portfolio loan at a higher interest rate.

 

If you have any questions regarding new construction, new homes or builders in the Ocean Shores/North Beach area, please contact Jeff Daniel/Associate Broker with Coldwell Banker Ocean Beach Properties at 360.581.9020.

Whether you’re looking a home loan, construction loan or refinancing, please contact Carol Warfield at 360.537.4044.

Carol started with Bank of the Pacific in 1997 as a branch manager and has been originating home loans since 2004. Carol has over 20 years of banking experience which includes helping customers buy, refinance, and build their dream homes. With her vast experience and dedication to each customer, Carol ensures your transaction will go smoothly.

Existing-Home Sales Rise in May

Existing-Home Sales Rise in May

Source: BuildingOnline's eUpdate

Thu, 25 Jun 2009

Sales of existing homes showed another gain in May, benefiting from favorable affordability conditions and a first-time buyer tax credit, according to the National Association of Realtors. May's increase was the first back-to-back monthly gain since September 2005.

Existing-home sales x96 including single-family, townhomes, condominiums and co-ops x96 rose 2.4 percent to a seasonally adjusted annual rate1 of 4.77 million units in May from a downwardly revised level of 4.66 million units in April, but remained 3.6 percent below the 4.95 million-unit pace in May 2008.

Lawrence Yun, NAR chief economist, expected an improvement. "Historically low mortgage interest rates clearly drew buyers into the market, and housing remains very affordable even with a recent uptick in rates," he said. "First-time buyers also are being drawn off the sidelines by the $8,000 tax credit, which is helping to absorb inventory. However, the increase in sales is less than expected because poor appraisals are stalling transactions. Pending home sales indicated much stronger activity, but some contracts are falling through from faulty valuations that keep buyers from getting a loan."

Total housing inventory at the end of May fell 3.5 percent to 3.80 million existing homes available for sale, which represents a 9.6-month supply at the current sales pace, down from a 10.1-month supply in April.

Yun said the appraisal problem is serious. "Lenders are using appraisers who may not be familiar with a neighborhood, or who compare traditional homes with distressed and discounted sales," he said. "In the past month, stories of appraisal problems have been snowballing from across the country with many contracts falling through at the last moment. There is danger of a delayed housing market recovery and a further rise in foreclosures if the appraisal problems are not quickly corrected."

An NAR practitioner survey in May showed first-time buyers accounted for 29 percent of transactions, and that the number of buyers looking at homes is nearly 10 percentage points higher than a year ago. "This is the time of year when we see large increases in the number of repeat buyers, who are benefitting from sales to entry-level buyers," Yun said. "Investors appear less active, but are more prevalent in areas with large price corrections."

NAR President Charles McMillan, a broker with Coldwell Banker Residential Brokerage in Dallas-Fort Worth, said appraisals and the tax credit are key issues. "To maximize the potential for a housing recovery and subsequent economic recovery, we need realistic appraisals that are based on proper comparisons and done by a local specialist," he said. "In addition, the first-time buyer tax credit should be expanded to all buyers of primary homes regardless of income. Extending the credit into 2010 would allow more time for the market to catch up with underlying demand, in part because many families with children, who normally time their purchase based on school year considerations, do not have enough time to move before the start of school in late August.

"Freeing a pent-up demand in housing will absorb inventory at a faster pace, strengthen communities and stabilize home prices earlier," McMillan said.

The national median existing-home price for all housing types was $173,000 in May, down 16.8 percent from a year earlier. Distressed properties, which declined to 33 percent of all sales in May from 45 percent in April, continue to downwardly distort the median price because they generally sell at a discount relative to traditional homes.

"The decline in the distressed sales share likely results from an increase of repeat buyers in May," Yun said. "First-time buyers are concentrated in the lower price ranges, which include most of the distressed sales."

Single-family home sales rose 1.9 percent to a seasonally adjusted annual rate of 4.25 million in May from a pace of 4.17 million in April, but are 3.0 percent below the 4.38 million-unit level in May 2008. The median existing single-family home price was $172,900 in May, down 16.1 percent from a year ago.

Existing condominium and co-op sales increased 6.1 percent to a seasonally adjusted annual rate of 520,000 units in May from 490,000 in April, but are 8.9 percent below the 571,000-unit level in May 2008. The median existing condo price4 was $173,800 in May, down 21.9 percent from a year earlier.

Regionally, existing-home sales in the Northeast rose 3.9 percent to an annual level of 800,000 in May, but are 10.1 percent below a year ago. The median price in the Northeast was $243,600, which is 12.5 percent below May 2008.

Existing-home sales in the Midwest jumped 9.0 percent in May to a pace of 1.09 million but are 4.4 percent below May 2008. The median price in the Midwest was $145,800, which is 10.4 percent lower than a year ago. In the South, existing-home sales were unchanged at an annual pace of 1.74 million in May but are 8.9 percent below a year ago. The median price in the South was $157,400, down 9.9 percent from May 2008.

Existing-home sales in the West slipped 0.9 percent to an annual rate of 1.14 million in May, but are 11.8 percent higher than May 2008. The median price in the West was $197,700, down 30.6 percent from a year ago. 

Source: http://www.buildingonline.com/news/