Prune Hill Still Offers Some Good 'Value Views'

The view looking WNW from Prune Hill
2600 SF home priced at $415,000

The Prune Hill Area is mostly in Camas with a few East Vancouver Neighborhoods as well. I have written about this area before. This past weekend however, I was showing homes to an out of area buyer and that was the neighborhood we focused on. I was pleasantly surprised with the 'bang for the buck' value I saw. The real estate market has been strong with robust pricing, but there seemed to be a good view value happening here.

The View looking SW from Prune Hill
2650 SF home listed for $499,000

Most of the homes on Prune Hill that offer a view tend to have steep and unusable yards.This is often a trade off home buyers have to consider. This client was not specifically seeking a view property, but several properties a few had pretty nice views. Some were better than a peek-a-boo but not quite the sweeping grand vista. These were reasonably priced homes in the $400-500k range.

It is nice to see beautiful modern homes with a view priced within reach of the middle class. What ever you do be sure to enjoy the view.

Bargain Views are a Available in the 'Couv'

Is there even such a thing? Yes, my friends, there is indeed. Right here in the beautiful 'Couv' there are a few select neighborhoods that have modestly priced homes perched atop a bluff with spectacular views. "Really," You ask? Yes, really.

In particular the Heights area of Vancouver, which includes a variety of neighborhoods, ranging in price from the millions of dollars to very modest accommodations in the mid 200s. South of Mill Plain the prices rapidly rise until reaching the southern bluff where majestic homes are perched on the cliff with breathtaking views of the Columbia River, Mount Hood, and the City of Portland. This is one of Vancouver's original modern affluent neighborhoods dating back to the 1950s. Don't expect any "bargains" in South Cliff or Dubois Park.

This is a crappy cell phone pic, but you get the idea!

Interestingly enough, the same area north of Mill Plain has much more pedestrian homes. There is a whole bunch of 1950s and 60s ranch homes with the classic 3/2 or 3/1 layout on large lots often in the 10,000 square foot range. As it is with the southern bluff so it is with the northern bluff, except that the northern bluff has many small and relatively simple homes perched on the cliff. Harney Heights and Northcrest both offer some great view opportunities with pricing that is within reach of the middle class. The Majestic Cascades are brilliantly displayed with Mount Saint Helens the prominent feature. The homes along the north bluff are about 150 feet above Fourth Plain Village down to the Andresen Corridor. This is high enough to see over the tall trees below. There is even a condo/townhouse complex with some units featuring nice views in the 200k range. The photo above was taken while I was showing one of the units there a few years ago.

If you get far enough west, some homes may offer a view of the mighty Mount Rainier, the lower 48s second highest mountain and the jewel of the Cascade range. Some homes in this area offer views of Mount Adams, Washington's second highest mountain. If you are really lucky you might find a home with views of both of them. They do exist, I have seen them! Since this bluff faces North you will not find views of Oregon's Mount Hood nor any Columbia River views, but that may be precisely why there are relative bargains here. The Columbia River and Mount Hood are the areas most coveted views. A grand panorama taking in those vistas could set you back seven figures. If you aren't mingling with the 1% crowd, they are likely out of reach. But these north facing properties provide great views on a modest budget. Don't expect to find modern homes with the latest layouts, these are older properties. Some are dated and others are remodeled, but they are for the most art older. This may be Vancouver's best kept secret, at least regarding view property.

I am always on the hunt for views, even the peek-a-boo variety and I will tell you about them here. So please Enjoy the View.

Washougal's Colorado Ridge has some Great Views

I have been featuring lots and homes in Colorado Ridge for the last several months and they are pretty awesome. This neighborhood is in real close to the center of either Camas or Washougal yet is perched up high with views of the Columbia River, Mount Hood, and Portland. The hillside is steep but not real high. The elevation is around 500 feet so there is not a real problem with snow here. Since it is steep the views are amazing.

Homes in this community run between $400 and $700k. The latter range buys a very large home with a grand view the former being something a bit smaller and with peek-a-boo views. Even the homes without the sweeping vistas, offer views of the local territory which is quite pretty with an abundance of evergreens in the area.

There are several different builders operating in Colorado Ridge but there is a web site showing some of the lots and homes still available in the area. Colorado Ridge.
OK a shameless plug, I have this home listed in Colorado Ridge. It is essentially a one level house save for a bonus suite over the garage. Nearly 2500 squares on the main and the aforementioned bonus suite with a full bath over the garage at 333 squares. This home has a few peek-a-boo views of the river, but the street view is nice with majestic tall evergreens serving as a backdrop to the neighborhood. The home is priced at $489,000 it is complete and ready for occupancy.

Colorado Ridge still has view lots available to build your dream house as well. This is a great spot to consider as it offers similar views to Camas' Prune Hill but at a more manageable price point.

Take a look at Colorado Ridge before you decide on your ultimate view home. especially if your price range is closer to the half-million mark than it is to the million dollar range.

Drone Imagery Can be Deceptive

The latest trend in real estate marketing is hiring photography and video companies that utilize the technology of drones to get viewpoints up high and off the street. I have a drone myself and I use it to take unique angles of difficult to photograph homes.

It is important to remember to look at the eye level images when considering a view. The drone may not be high in the sky, maybe only 30 feet, but that can be a huge difference in perspective. Sometimes distant mountains and vistas are visible from as little as 30 feet in the air that can dramatically alter the perception of a "view".
This image was taken with my Parrot Bebop drone at a height of just about 30 feet off the street. That is akin to standing on the third floor of a building. There is quite a bit of "drama" created in an image even just a bit higher than typical street level. Many drone videos are created to capture the essence of a neighborhood and its surrounding area rather than to suggest the property has a view that it does not. But it is easy to presume that something is visible that actually is not. The perspective the aerial drone has will likely include details that we will not see whilst standing on the ground or looking out the windows.

The video showing the camera sweeping in across a lake or river to a property is dramatic and shows the spectacular location well, but the person living in that house is not ever going to see the property from that perspective unless they own an ultra-light craft and fly into their yard.

Take all of this new technology with the proverbial "pinch of salt". There is no substitute for a proper tour of the home on a day with suitable weather to insure the views are what you are looking for. Get out and enjoy the view!

Forest View, Garden View

One view that is fairly common in this area is the forest view. Southwest Washington state is filled with towering evergreens and these trees are everywhere. Many subdivisions over the years have been laid out to keep these trees intact so as to create the neighborhood in the forest effect. I always liked that house in the forest feel.

The nice thing about it is that homes with a forest view need not be expensive affairs perched on top of a high hill. Often these homes in the woods have tranquil backyards that are like a wooded park. Sometimes out front its just a neighborhood in suburbia.

What do you think of that snowy street scene? Were about to get real hot-n-toasty round these parts so I thought a refreshing winter scene was in order. Sometimes living in an area with lots of mature trees can provide that classic natural setting to sit in. This may not represent a spectacular river or mountain view but it can be equally rewarding. You can also take walks in the neighborhood relaxing under a canopy of trees to shade you from the heat or repel a light rain shower.

Another opportunity for a view on a budget might be the garden view. Many homeowners have created lush gardens in their backyards. Sitting on a patio and looking at gorgeous hostas and ferns amid evergreen trees can be just a delicious as that sweeping view of a valley below. For the person like me that has no patience for gardening, there is always the lot that backs to open space woodlands. There is no shortage of such homes here in Clark County. So much wonderful scenery here in Southwest Washington, just soak it up and enjoy the view.

Million Dollar Views for less than Half That!

I shot this from the Master bedroom Deck with my cell phone.

I was out showing some homes the other day in Camas and came across a few listings that offered up spectacular views at prices far more pedestrian than one might expect.

I showed a few houses that were priced under $400k and these homes had pretty good views. The downside was that they were on Prune Hill in neighborhoods where the yards are not at all level. That said a nice, 2200 SF home with a deck off the master and the view you see here, priced at $379,900 is hard to believe in this market. But there it is. This listing did not have the best "curb view" as the boxy design sits high up top of a steep driveway. That is par for the course on Prune Hill however.

Listed on the local MLS at $379,900

This particular home does not have a dramatic sweeping view, but it is pretty darn good all things considered including its reasonable price.

The downside to homes like this are the three level cliff side styling. The garage is a full flight of steps up to the main level and then there is a third level on top of that. Stairs become a big part of your life. But for many, that is a small price to pay for a bargain value view home.

The listing I am showing here was one of several I showed priced under $500k with views of either Lacamas Lake or Vancouver and Portland. These reasonably priced homes offer great views but many of them in the sub $400k range are 1990s built homes that have not enjoyed any modern updating. But that allows the owner to update as they see fit. There is nothing wrong with that!

Take a ride up on Prune Hill and enjoy the view!

Are Trees a View?

Yes they are, read on...

originally posted last year on this blog

How often have you seen a real estate listing with a tag line, "beautiful view of the trees". Probably never. Sure I have shown property with a "territorial view" that was really a view of some hills and lots of trees. But I like trees, don't you? After all I live a very wet and drippy environment and it is not because I like to feel damp. I like lush greenery. So I say, trees can be a view!

I mentioned in the post 'A view isn't always a "View"' that sometimes trees or distant hills make for a a view, especially when the alternative is your neighbors siding. For buyers looking for view property on a middle income budget the definition of view may need to be... modified.

When you think about it, would you rather look out across the street at your neighbors home or would you rather see a row of pretty cherry trees? Even a row of Arborvitae might prove better than looking in the windows of another home like some voyeuristic creeper. Trees can be a view and my friends I am here to tell you they are a view!

Trees provide a lush green backdrop to gaze upon gently without taking your attention away from quiet reflection. A busy view of a cityscape or even a dramatic mountain like Mount Hood or Saint Helens dominates the view. Don't get me wrong, I like a dominating view as much as the next guy, but sometimes a quiet background view that provides that earthy natural bliss can be just what you need to get some thinking done or even to throw back a few beers after a long week at the office.

I have seen some great views that were created with clever landscaping. A nice Koi pond and some lush shrubs in front of a bank of trees, some planted some native. I am a sucker for a great view, but sometimes I am just a sucker for a tranquil scene to let my eyes wander while my mind is set free.

Go out and find your view.

Columbia River Gorge Views are Heavenly

The Columbia River Gorge is one of the most beautiful scenic areas in the world. We are quite fortunate to be nestled right up to the western entrance from our locale here in the Metro Portland-Vancouver area. Since the area is part of a National Scenic Recreation Area, there is a strict commission that oversees any development that can impact the area. There are a few grandfathered exceptions in places like Stevenson, WA, White Salmon, WA, and Hood River, OR.

Homes and lots within these exempt areas do come at a premium, but the views can often take the price pain away.

A friend and colleague of mine has a gorgeous 9 acre site with 8 engineered lots in White Salmon exempt from the Gorge Commission some of which offer breathtaking views of Mount Hood, OR, and the Columbia River Gorge.

White Salmon is in the transition point from the lush and wet Western Gorge to the drier, sunnier Eastern Gorge. I have written about White Salmon in the past you can check here. The warmer in the summer and drier conditions are often desired by retirees looking for a beautiful retreat. This area is close enough in and low enough in elevation to avoid a really cold and bitter winter but it will be notably chillier than the Western flank of the Cascades here in Vancouver.

Whether you want to look at real estate or just getaway form the city the Gorge is a place to enjoy the view!

The Urban View is a Relative Bargain

Last year, I wrote about the Urban view being alive and well in Vancouver. Here we are in the middle of 2015 and that is still true. It is also a relative bargain! The real estate market has been roaring locally in the detached single family homes under $350,000. The upper end homes and the condo market is still lagging a touch behind. This is not an uncommon phenomenon. It is likely short live and that means there is a window of opportunity to score a rare deal in a rising market.

During the crazy rush of the mid-2000's both Vancouver and Portland built a plethora of urban condos. Downtown Vancouver, Pearl District, South Waterfront, etc. This excess of inventory is still lingering just a bit and that means condos are a good value.

The Urban condo is not for everyone, but if it is for you get busy because these "deal" will not last.

originally posted on this blog, March 20th, 2014


Panoramic from 500 Broadway Condo, Rod Sager, 2012

Most people in this area would associate an "urban" view with Downtown Portland or the West Hills of Portland as that is the big city center for this region. That is an accurate association. However, here on the north shore of the Mighty Columbia River we are not without our own urban views. Vancouver, WA has begun an urban renewal process that has already transformed the formerly derelict Esther Short Park area into a thriving urban live/work center. Mid-rise and high-rise buildings with office and condo space flank the east side of the park, a mid rise hotel and convention center and mid rise City Hall building to the south, and to the west and north are low-mid rise condos and apartments with retail/office on the street level. Huge plans are underway for a gigantic billion-dollar waterfront renovation that will bring mid-rise and high-rise development to the shores of the Columbia in Downtown Vancouver.

As of right now there are several condo projects in Downtown, Vancouver that offer up urban city views. These condos range in price from the low 100's for a spartan and small unit to nearly a million dollars for the deluxe accommodations with sweeping panoramic views. The two projects that quickly come to mind for contemporary urban living in Vancouver is the West Coast Bank Building at 500 Broadway with its Frontier Block Condo Project on the 5th and 6th floors and the Vancouver Center III on Washington and West 8th with its upscale condo project on the top three floors starting on the 9th. These two projects feature units with upscale hardwood floors, granite and travertine finishes, and all the plush design elements to complement the spectacular urban views they offer.

One of the great features however about Downtown Vancouver is its clear price advantage over Portland's Pearl District. The Pearl is also suffering from a variety of builder and HOA related lawsuits that can put the pinch on a purchase. Vancouver Center also has two mid-rise condo buildings on Columbia Street that actually fronts the park and offer more modestly decorated units with smaller space at shockingly affordable prices. Units in these more affordable buildings can be had from the mid 100's to the upper 200's and above the 4th floor offer great views overlooking Esther Short Park. These two buildings have 6 and 7 floors respectively. Heritage Place Condos on the north side of the park only has units on the 2nd-4th floors and so the views are limited by the trees in the park. That building offers a mixed use with storefronts and restaurants on the street level. I think it is great that a young single person could easily afford one of the Columbia Street units even with a modest income.

So if the urban lifestyle fits you better than suburbia, take a look at Downtown Vancouver and be sure to "enjoy the view".

Some Views are Floating Views

Floating views? You may be thinking I am taking advantage of Washington State's legal marijuana with a headline like that. No, I assure you I am quite sober. The Portland metro area however does have a pretty large collection of floating homes. I would say the lion's share is in the inside channel of the Columbia River between Hayden Island and North Portland. This channel is protected from the main Columbia River traffic and flow through clever engineering. There are a variety of yacht harbors and marinas in and around Hayden and Tomahawk Islands in North Portland. Of course there are hundreds of permanent floating homes in the area as well. These vary from cozy little ensembles well under $100,000 to elaborate floating mansions approaching a million dollars.

Over here on the Washington side of the Columbia we have floating homes as well. Although our collection is much smaller since the Columbia River's main channel is not suitable for such housing. Our shore of the Columbia features more traditional and very expensive river front property. There is Caterpillar Island however, that creates a narrow inside channel. It has a marina and house boats. These floating homes look over the water into a recreation area on the island.

Here in the 'Couv' we have the beautiful Vancouver Lake and it is drained by a tributary called the Lake River. The Lake river carries water from Vancouver Lake to the Columbia River. Unlike the Hayden Island urban style of floating homes, the Lake River features homes that look across the water and into a National Wildlife Refuge. In Vancouver and Ridgefield are two more such places to buy a floating home with a view. The upside to the Lake River is that it is a very slow flowing tributary. There are strict 5 mph speed limits and no through traffic at all. Motorized vehicles are strictly restricted on Vancouver Lake and heavily regulated on the Lake River.

Here is an opportunity to own waterfront view property starting at entry level prices. I have seen listings as low as $20,000. There are of course some issues to be considered. First and foremost is the very name of these properties; floating homes. Yes they are floating and there is some mild swaying that happens in this type of home. It is not as bad as you might imagine however. There is also the marina fees. Just like a manufactured home in a park, these homes occupy a rented space. In this case a marina slip and those will having monthly fees ranging from $200-$500. These marinas sometimes offer a variety of services included with the slip fee.

There is some special maintenance requirements with this type of home and they are less forgiving than a traditional home when it comes to neglect. All of this aside many people enjoy the dockside living afforded to floating home owners. Although the views are sometimes limited due to the close proximity of the homes, they can be quite enjoyable.

The Columbian newspaper ran an article on houseboats here. Due to Washington State's more strict laws governing navigable waterways it is more difficult to build houseboat communities than it is in neighboring Oregon. This could be a factor in why we have fewer such facilities on the Washington side. Houseboat living is yet another way to enjoy the view.

Here is a look back...Enjoy the View

I have a crazy busy week this week that is culminating on Friday with a business trip to the Bay Area. I wrote this article last year and thought I would bring it back this year. Be sure to chime in your opinion by taking the poll with the link below.

Originally published June 26th, 2014, Rod Sager

How much would you pay for a great view?

I have broached this question in passing comments over the course of writing this blog, but never really asked it straight out. So click the link below and take the poll about how much a good view is worth to you!

Take the View Poll

Views of course are highly subjective. In general there are certain views nearly universally accepted as desirable. View across the lake, view of the ocean, or grand mountains or a big city skyline, etc. These can command upwards of 50% premium if the view is unobstructed and of a truly spectacular landmark or scene.

Here in Vancouver a view of the Columbia River will command a handsome price, throw in a little Mount Hood action and it starts to get real rich. I have talked about lesser views of trees or local foothills and those are sometimes available without a premium at all.


 There are so many wonderful views in a wide variety of great properties here in America's Vancouver. We also have fabulous opportunity for gorgeous ocean views. Check out my Coastal Living Blog, here. Whatever you do be sure to enjoy the view!

Downtown Condos Still a Bargain!

I have talked about the value in the downtown condos before. The market has matured in most areas showing robust gains over the last few years but one market still lags a bit behind. The high condo market downtown. This is not surprising since the city had a surplus of these units even before the crash in 2008.

The window of opportunity for this kind of property is closing. There are only a fraction of these high rise units still on the market and prices are starting to move up. None the less this two bedroom 2 bath unit with 1922 square feet is value priced at $488,000. On the eleventh floor this unit is high enough to peak over most of the buildings in front of it thus offering a nice city and river view.

This unit faces west so sunsets will be amazing as the great yellow orb drops behind the coastal mountains. Most of the buildings to the west are shorter in height so view is largely unobstructed. I love these modern mid rise and high rise condos and these units were fetching well above $700k at the height of the market. These are the last of the great deals in real estate following the economic downturn a few years ago!

So get out a pay a visit to the last few of these high rise units. You may find your urban dream right here in America's Vancouver. Enjoy the view.