Plenty of neighborhoods with views in Vancouver

Vancouver has a number of area with sharp relief over the valley. These neighborhoods offer anywhere from 50-300 feet of rise over the Valley floor and that can provide nice views without dealing with extra snow and ice in the winter. The best views in the city are in a handful of neighborhoods from urban high rises to middle class suburbia, and extremely expensive. For this article I am excluding the more rural neighborhoods in the Cascade Foothills. Those are not really 'in town.' They do offer high elevation opportunities however in Vancouver, Camas, Washougal, and Battle Ground. But today I'm sticking with the Urban Growth Boundary for the City of Vancouver. I have a map showing the areas discussed in this article below.

Greater Downtown (Waterfront, Downtown, Uptown):

Downtown Vancouver and the Waterfront offer mid-rise and high-rise apartments and condos that offer spectacular views in nearly every direction depending on the location inside the building. Generally the best views from greater Downtown are South (Columbia River & Portland, East (Cascade Mountains, Mt Hood, Columbia River), and West (Coastal Mountains, West Hills, sunsets). Uptown, Hough, Arnada, Carter Park, Lincoln, and Shumway offer mostly peek-a-boo views to the south unless you are in a taller apartment building of which there are fewer in those areas. The very best views are in Viewpoint Condos floors 8-11, Smith Tower apartments floors 8-15, Kirkland Tower floors 2-12, Riverwest, Rediviva, The Columbia, all apartments on the waterfront, all with good views from some units on any floor.

Northwest Vancouver (NW Vancouver, Lakeshore, Felida, Salmon Creek):

Most of this area is a slim section of land along a steep bluff that runs all the way from Uptown to the tip of Felida. This skinny view zone is about 7 miles long and features mostly southwest views. In Lake Shore the vertical relief is a respectable 150-175 feet offering unobstructed views across Vancouver Lake, the Columbia off to the Coast Mountains. A wide range of neighborhoods with modern homes, modest homes, newer luxury homes, and some condos and apartments. The Salmon Creek portion of this view zone is a pair of 3-4 mile skinny zones overlooking the Salmon Creek Greenway. The vertical relief is fairly short at around 75-100 feet. Homes are perched on both the Felida side and the Salmon Creek side with the former offering a northern view and the latter a southern view. 

Greater Heights Area (Harney Heights, The Heights, Father Blanchard, Ellsworth):

The Heights is a large flat plain at the top of a long series of bluffs both to the north and south. Harney Heights is the value proposition for views. Only a select number of homes even have a view that isn't peek-a-boo. But to the north there are several small house built in the 40s to house shipyard workers that still can be found for a relative bargain. The Northside bluff has a short vertical relief of about 50-100 feet but it's enough to get above the neighborhood below and offer nice views of Mount St Helens and the Cascades. On the southern bluff the vertical relief is some of the best in the area with nearly 300 feet in some places. These views tend to look south across the Columbia River offering views of the local hills as well as city lights including Vancouver and Portland. Aviation buffs may enjoy watching the frequent aircraft land across the river at PDX. The relief is quite steep in this area.

Columbia Shores and Evergreen Highway :

Columbia Shores is a condo lovers dream with three condominium projects ranging in price from moderate to ultra expensive. The area has excellent highway access and it's own mix of shops and restaurants including local favorites Beaches and McMenamins on the Columbia. This neighborhood is right on the water so units up front facing the rive generally are the only ones with a view. The Village at Columbia shores has a tallish mid-rise tower that the top two floors see across the river. The Meriwether is perched right on the river and every unit faces the river. These are 7 figure units. Most views from this area are southerly.

Further east is the Evergreen Highway area named for the old evergreen highway that serves as the main arterial for the area all the way to Camas. With the exception of Shorewood Condominiums that offer multiple mid rise towers overlooking the river, most of this area is single family homes and resort style condos. Tidewater Cove features that resort style living right on the river with tennis, swimming, hiking, restaurant, and private yacht harbor. Most of the homes that line up along the shores of the Columbia are extremely large and expensive. Moving up the slope can actually reduce the cost due to the presence of more 'normal' sized homes some are older. But most of this area lies well above out local median price of $500,000. This zone offers mostly south and southwest views, but a few streets bend toward the south east offering some Mount Hood views as well as the river.

East Vancouver (Fishers Landing, Cascade Park, Columbia Palisades, Greater Orchards):

Cascade Park does not have the steep relief seen in the Heights to the west. The steep relief is below in the previously discussed Evergreen Highway area. So finding a house with a view here requires a little luck as some houses are not high enough above the neighbor to get a clean view. But there are some. cascade Park is a 40 year old neighborhood that has held up well and features spacious homes on classic oversized lots often more than 10,000 SF. Cascade Park does have a senior community situated around a well kept 9 hole golf course. 

Fishers Landing has some souther views from area near the SR 14 Freeway and some overlooking the Columbia Tech Center which is built at the bottom of former gravel mines. that created a steep relief bluff to offer views to the north that can include Mount St. Helens. 

The newly developed Columbia Palisades area is right on the border with Camas and offers a range of housing from high density urban apartments and condos to single family homes perched on a very steep bluff at nearly 400 feet of elevation. Considering the Columbia River lies at just 25 feet above sea level this gives these homes a high up feel without having to deal with mountain roads. Multiple mid-rise projects are proposed for the mid to high density area including a two tower 6 and 7 floor building underway now.

In greater Orchards you will find a long skinny section of housing that is built up along the souther edge of the Burnt Bridge Creek greenway. These are modest homes price at or near the local median and due to the wide greenway the homes often have nice views of the foothills and even Mount St. Helens. The relief is very short and not real steep. This area has some development right on the edge of the urban growth boundary allowing for some homes to have views despite having no bluff or hill to perch on.

Mount Vista: 

This is a smaller area but it is located on the highest hill in Vancouver's Urban Growth Boundary. Mount Vista can offer views in nearly any direction due to its status as a stand alone hill. The top of the hill sits at roughly 500 feet and thus is free from the high elevation snow issues found in the Cascade Foothills neighborhoods to the east. You won't find many, if any, Columbia River Views here but you will find some of the best multi peak Cascade views anywhere in town. To the east there are some homes that offer the full five peak experience on super clear days with the usual Mount St Helens 8,363', Mount Adams 12,281', Mount Hood 11,239', and the super clear day only Mount Rainer 14,411' and Mount Jefferson 10,497'. 

The map below features several dark gray areas that have lots of view homes. The areas with significant relief have the elevation range and the base elevation in the "valley". The skinny posters show the general direction of views in these areas.

Autumn Views are Everywhere

 Originally posted on 11/21/17, by Rod Sager

Who doesn't like an autumn view? Almost every house in the Portland-Vancouver Metro has a view this time of year. I have written about trees as a view and in the Autumn what a view they are.

When considering a home over the summer months, one may not realize that some of those lush green trees will light up the autumn with brilliant colors and hues.

Most would prefer a spectacular view of Mount Hood or a sweeping panoramic of the Columbia River. Alas, that may not be in the budget, but trees are rather plentiful round these parts. Many of the older and middle aged neighborhoods feature mature trees. Although we are most well known for our Evergreens, the Metro Portland area is in stark contrast to Southern Oregon and the Seattle Metro Area to the north with a huge base of native deciduous trees. These are not just trees planted by settlers, but native to the region.

So if you are seeking a new home and cannot gather the funds to get a view of a mountain or river, perhaps you can find your solace among the grandeur and spectacle that is our Pacific Northwest fauna.

New Opportunity in High-Rises with Great Views!

RMLS photo, unit 1027 listed for $870k

I wrote about my tour of Kirkland Tower last month and this month I'll follow up with a few alternatives. Viewpoint currently has two units listed which is a bit unusual for that tower. Over the summer a nicely remodeled 2 bed 2.5 bath 8th floor unit was listed with over 1500 SF and a northwest corner view over the park. This unit features a bit of a Miami style which may not be super popular here in the Northwest, but I like it. They are asking $970k. Another unit was listed last week with a southwest corner view from the 10th floor, that is clearly better and priced $100k less. The lower price is probably due to the fact that the newer unit is mostly original inside versus the complete remodel on the other unit, it is also missing the half bath, and has closer to 1300 SF. Both of these units feature excellent and lofty views.

Viewpoint has actually become a value proposition with Kirkland Tower units starting at about $1,000,000 for 1 bed 1 bath units and upper floor units penetrating the $4,000,000 threshold. There are only two condominium towers in Vancouver that have units above the 7th floor. In Vancouver being above the 7th floor gives the homeowner that 'birds-eye' view effect because Vancouver has less than a dozen buildings Downtown over 100 feet tall. Typically the 8th floor sits about 100 feet above the street. In Portland's Pearl District one needs to be above the 15th floor to get the same 'feel' with regards to the view due to the higher density in that area. 

Vancouver's Downtown and Waterfront District has nearly doubled its residential density in the last 5 years with over a thousand new units in mid-rise and high-rise projects. Another 700 plus units are under construction now, and more than that in the permitting process. Some of these units around the park and on the waterfront are fetching rents well above $5,000 a month and that means these renters could become condo buyers. Vancouver needs a couple more condo towers and the only one I know of is still in the planning stages. Gramor's Block 16 tower proposes a 14 story condo building right on the waterfront just west of the Grant Street Pier. That tower is likely still a few years away from construction. The Springs Living is going to break ground on their 12 story high rise project next year that is a senior living development and I am not sure if they are purchased or rented.

Vancouver USA is a great place to live and now the city center is a bustling hub of activity and arguably the best urban lifestyle opportunity in the metro area.

The newest condo tower in Vancouver is going to have some excellent views. I was one of several agents that toured the nearly complete project donning a sporty hard hat. Among many exciting features Kirkland Tower will have a community rooftop garden on the 12th floor overlooking Downtown Vancouver. Imagine watering your tomatoes and soaking in the fabulous urban landscape.

I did a complete write up on Urban Living in the 'Couv' you can read that here.

These views will come at a premium, the Tower is the only one of its kind in the Portland - Vancouver metro area. A so called 'Lifestyle Living' arrangement whereby the condos are attached to a hotel and the services of the hotel are part of the HOA. Homeowners can use most if not all of the hotel services such room service, concierge, etc. Units will start in the low $900's and top out in the low to mid $4 million range, monthly fees likely in the $1000 a month range as well. It's all good right ;)

Another look at Houseboats

With property values skyrocketing, houseboats are gaining an edge. Moorage fees are not seemingly as bad when contrasted with high land costs.

Originally posted March 17th, 2015, by Rod Sager

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.

Best View Values in the Couv

There are a handful of spots that offer up views on the skinny dime in Vancouver. Well not that skinny, have you seen real estate prices lately? But reasonably priced view property is not unheard of if you know where to look. So full disclosure most of these are condos, but there are some single family neighborhoods with views on the cheap as well. With no further adieu here is the Top 10 Best Value View neighborhoods in Vancouver in no particular order:

• 
  Mount Vista. This is a 1970s & 80s neighborhood up above the WSU Vancouver campus and some homes in the area are dated and thus can be had for seemingly low prices especially with some views that are often about with Mount St. Helens and Mount Adams prominent as well as some peeks at Mount Hood. Mount Vista is about 500' above sea level up top and about 175' at the base. High enough for some nice views, low enough to stay clear of snow most of the winter. Single family homes range from $450,000 to $1,000,000 plus.
• Lakeshore only has a few streets offering views. These are perched on a bluff overlooking Fruit Valley and Vancouver Lake. The elevation on top of the bluff is only about 200' above sea level but the base is just a few feet above, so some good views can be had. Single family homes in Lakeshore can be found in the upper 300's with out a view but the nicer stuff on the bluff will quickly escalate into the 700's with larger and newer homes busting out above $1 million. The neighborhood runs the gamut from 1940s bungalows to modern homes and just about every decade in between. There is something for everyone.
• Harney Heights. This neighborhood lies just east of Downtown up on a bluff. The south facing portion of the bluff is called Southcliff and it is filled with very expensive homes, but the Northside is Harney Heights. You don't get the spectacular Columbia River views from this side, but there are some Vancouver Skyline views from one street and the whole north rim features homes perched 150' above Fourth Plain Village with excellent unobstructed views of Mount St Helens. Most of these homes in Harney Heights are modest Kaiser Cottages from WWII with two or three bedrooms and one bathroom. Most of the war house are well under 1000 square feet. They can be found from the mid 300's up to around $550,000 for a really sleek remodel.
  
• Parkview Tower. Parkview is a 7 story condo building that fronts Esther Short Park downtown. This mid-rise project was built in 2004 and features dozens of park facing units that offer a glorious view. Unlike its richer big brother, Viewpoint, these units can be found for sub-median prices. The units tend to be a bit spartan and smaller, but park facing condos can be had for well under $400,000. Everything is a short walk form this building.
• Shorewood. This 50 year old condominium complex features a half dozen buildings from 4-7 stories in height. most of the units feature a Columbia River view. The towers are perched up on the bluff overlooking SR-14 about 200' above the Columbia River. These are some of the best hillside river views out there and since it is an older development, there are sometimes dated units in there well under $300,000.
• Steamboat Landing. This is a development right along the Columbia River. This gated community features its own private yacht harbor. What makes it a value is the fact that it is about the only community in Old Evergreen that offers modest homes and small lots that have direct river access and views. Most of the stuff along this route is gigantic mansions with 10,000 square feet on manicured acreage and prices so deep into the seven figures most people can only imagine that level of decadence. But steamboat still has homes in the 700's and for this type of locale, that is a bargain. The houses in here are packed in tight with really small yards.
• 
  Winchester Hills. This is technically a Camas neighborhood, but it is surrounded on three side by the City of Vancouver. Originally an unincorporated area of Vancouver later incorporated into the City of Camas. But none-the-less there are some views of the River and the Portland city Skyline from homes in this neighborhood. Typically the views are from the second floor and not everyhouse has a view of course. These tend to be larger homes built mostly in the 1990s. This makes them quasi affordable for what they are. Pricing in the mid $600,000s to upper $800,000s.
• Father Blanchet Park. This area is just below the Heights and has a mixed bag of homes some costing well over $1,000,000 but others very modest and even some fixers that can be had for $500,000-$600,000. Buying a dated older home with a few pimples in this neighborhood makes sense. The sky is the limit on value, you'd be hard pressed to over improve. And many homes have Columbia River Views!
• 
  Columbia Shores. Mostly condos here some very expensive multi-million dollar units are around, but most in here are nice middle class priced units in the $350,000-$500,000 range. Units in the condo tower and the Village above the 3rd floor offer nice river views and city lights.
• Burnt Bridge Creek. This may surprise a few but there are many homes that line the northernmost edge of this neighborhood and look out across low land marshes that for the most part are un buildable. "For the most part" at some point in the future they may build there so this is not a forever view scenario. But Mount St. Helens is visible from many spots in this neighborhood. Single family homes in here are modest designs from the 1990s and prices tend to be around $400,000 to $550,000.

  So there you have it, some value views in Vancouver.

Viewpoint Still a Player in the High-rise View Condo Market

I have a client eyeing urban condos in Vancouver right now and I toured this Viewpoint unit recently. Viewpoint is still the highest condo tower in Vancouver by floor count. By actual "height" it is probably the two 7 story Shorewood towers which sit atop a bluff in the Heights. But Viewpoint is a 4 story condo complex perched atop a 7 story office building. So floor 8-11 are condo and this unit was on the 8th floor. I have been inside several homes in Viewpoint but each and every one was facing east rather than west. The east view offers up the Cascade Range as a distant vista, but the west view looks over the park and the waterfront. 

The 8th floor does suffer from some low angle obstructions as the 7 story Parkview tower is in front of you and so is the 6 story Columbia at Vancouver Center. But the west hills of Portland and the Oregon Coast range lies in the distance and that does make for some dramatic sunsets. This particular unit was a Northwest corner unit so it has two patios both covered and the main patio is huge. Due to the proximity of Esther Short Park the view here is protected and that is a nice thing. To the north the view had a close call with death when Holland originally proposed an 11 Story office tower. They scaled that back to six and this view is unobstructed to both the west and north for the most part.

I tend to like these urban views but it isn't for everyone. One of the nice bits is that nighttime tends to light up nicely. Also these Downtown locations are walking distance to scores of restaurants and breweries. So that's a plus, right?

This condo has over 1500 SF and is listed at $979,900. It is in the heart of downtown.