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Liz Warren

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Storm Damage on Mt. Hood

Thursday, January 1, 2026
by Liz Warren

Mt. Hood Storm Damage

Winds and massive amounts of rain came to Mt. Hood. Power outages for days, downed power lines, toppled trees and landslides hit the area. Saturated ground caused many trees to fall over in the winds. The biggest slide was near the intersection of Salmon River Road and Welches Road. Salmon River Road is now open but it may be a while before Welches Road is cleared. Here are a few photos of the damage. 

 

Welches Road Landslide on Mt. Hood

Welches Road sign near Salmon River Road

Mt. View Drive House in Welches from Landslide

House that was on Mt. View Drive that was destroyed. 

Welches Road Debris Flow From Landslide on Mt. Hood

Debris Flow From Land Slide

Current Welches Road Condition on Mt. Hood

Welches Road with Salmon River Road to the elevated right with orange markers

Repair Work for Salmon River Road on Mt. Hood

Repair work from slide on the East side of Salmon River Road. 

Repair Work for Salmon River Road on Mt. Hood

Repair work

Twenty Foot Root Wad in the Mt. Hood National Forest

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Summary of Sales on Mt. Hood for November 2025

Thursday, January 1, 2026
by Liz Warren

 

First of all Happy New Year!

 

What a crazy December on the mountain! Warm temperatures and a serious wind and rain event that blasted through the area have homeowners still in clean up mode. Power outages, land slides and a lack of snow has put a damper on the mountain community as we dig out, clean up and get ready for the new year.

 

This year saw a significant shift in the market with the most inventory we’ve seen in years. Interest rates, still below historic norms, have delayed buyer purchases along with affordability issues, layoffs and high debt levels. Sellers have reduced prices and made many more concessions than we’ve seen in a long time. The evidence is clear in the November sales listed under the RMLS data. The majority of sales had price reductions from the original list price to final price. Days on market are lengthening.

 

We look forward to 2026 and what it will bring to the market. NAR’s chief economist says the following:

 

​

 

 

                                        Here are the statistics from RMLS for November 2025.

 

 

Mt. Hood Real Estate sales for November 2025

 

November Sales 2025

 

Note two of these properties sold below had excessive marketing times with 458 and 513 days which skews the data in the above chart. CDOM means cumulative days on market. Typically the longer a property is on the market the lower the final selling price will be. Sellers acting quickly will preserve some of the massive equity gains over the past five years. The final price of these properties demonstrate how difficult pricing has been over the past year with this adjustment period. As sales happen and comparable sales are used to price new properties coming on the market things should level out a bit more and hopefully less properties will sit.

 

 

Mt. Hood Real estate sales for November 2025

Mt. Hood Real Estate Sales for November 2025

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More Buyers Moving on Mt. Hood in 2026

Thursday, January 1, 2026
by Liz Warren

More Buyers Are Planning To Move in 2026. Here’s How To Get Ready.



 

Momentum is quietly building in the housing market. New data from NerdWallet shows more Americans are starting to think about buying a home again. Last year, 15% of respondents said they planned to buy a home in the next 12 months. This year, that number rose to 17%.

That 2% increase might not sound like a big jump, but in a market where buyer demand has been cooling for the past few years, it’s a sign things are starting to shift. More people are feeling ready (or at least closer to ready) to take the leap and buy a home in 2026.

And if you’re in that camp and buying a home is on your goal sheet this year, this is your nudge to connect with a local agent and a trusted lender to start laying the groundwork now.

Planning To Move in Early 2026? Start with These 4 Steps

If you’re eager to get the ball rolling right away, here's what to tackle first:

  1. Get pre-approved. A pre-approval gives you a real understanding of your buying power and what your payment could be at today’s rates. But keep in mind, Experian says most pre-approvals are only good for 30-90 days, so this step makes the most sense as you’re ready to get serious.
  2. Run the numbers. Look closely at all your expenses to come up with your budget. Consider what you’re spending on other bills and what your monthly mortgage payment would be once you buy. That way you go in with open eyes and you don’t stretch too far.
  3. Define your non-negotiables. Once you know the numbers work, figure out your must-haves. This includes your desired location, commute, layout, school district, lifestyle needs, etc. Getting clear on these now makes decisions easier once you start looking at homes.
  4. Choose your agent early. Look at reviews online and talk to multiple agents to find one you trust that you also click with. The right agent does more than show homes. They help you understand pricing, competition, timing, and strategy before you ever write an offer.

Thinking about Buying Later in the Year? This Is Still Your Window To Prepare

Even if buying feels like a late-2026 goal, this moment still matters. The buyers who feel the most confident later are usually the ones who quietly prepared earlier.

That doesn’t mean big financial commitments or major lifestyle changes. It just means setting yourself up so you’re ready when the timing is right. Here are a few low-stress ways to do that:

  1. Work on your credit. While you don't need to have perfect credit to buy a home, your score can have an impact on your loan terms and even your mortgage rate. So, working to bring up your score has its perks. Paying down debt now and making payments on time can help bring your score up.
  2. Automate your savings. If you have to remember to transfer money into your homebuying savings manually, you may forget to do it. So, you may want to set up automatic transfers to drive consistency and remove the temptation to spend the money elsewhere.
  3. Lean into your side hustles: Do you have a gig you do (or have done before) to net some extra cash? Taking on part-time work, freelance jobs, or picking up a side hustle can help give your savings a boost.
  4. Put any unexpected cash to good use: If you get any sudden windfalls, like a tax refund, bonus, inheritance, or cash gift from family, put it toward your house fund. You’ll thank yourself later.

The common thread here? The right prep work makes a difference.

Bottom Line

If buying a home in 2026 is on your radar, let’s start the conversation today. Not to rush a decision, but to make sure you know how to get ready for your moment.

Because every move (whether it’s next year or later) is smoother when it starts with a plan. And if you need help coming up with one that works, let’s connect.

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Homeowners Selling with a Real Estate Agent Just Hit a New High

Tuesday, December 30, 2025
by Liz Warren

        

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Reasons To Be Optimistic About the 2026 Housing Market on Mt. Hood

Monday, December 29, 2025
by Liz Warren

Reasons To Be Optimistic About the 2026 Housing Market



 

If a move is on your radar for 2026, there’s a lot more working in your favor than there has been in a while.

After a stretch where many people felt stuck, 2026 is shaping up to be a year with more balance, more options, and more clarity for people who want to make a move. Not because the market is suddenly “easy,” but because several key conditions are shifting.

Here’s what the experts are saying you have to look forward to.

Danielle Hale, Chief Economist at Realtor.com:

“After a challenging period for buyers, sellers and renters, 2026 should offer a welcome, if modest, step toward a healthier housing market.”

The National Association of Realtors (NAR):

“Top economists have one word to sum up the housing market for 2026: opportunity. Lower mortgage rates and a rising supply of homes are expected to open up the housing market . . . something the real estate industry and potential home buyers and sellers have been waiting for, following three years of stagnation.”

Mark Fleming, Chief Economist at First American:

“. . . for the first time in several years, the underlying forces are finally aligned toward gradual improvement. Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power — even in a higher-rate world. Affordability won’t snap back overnight, but like a ship finally catching a steady tailwind, it’s now sailing in the right direction.”

Mischa Fisher, Chief Economist at Zillow:

“Buyers are benefiting from more inventory and improved affordability, while sellers are seeing price stability and more consistent demand. Each group should have a bit more breathing room in 2026.”

Why Local Insight Matters More Than Ever

Just remember, while the national outlook is improving, conditions will still be different based on where you live. Some markets will move faster than others. Some will see stronger price growth. Others will remain flat. As Lisa Sturtevant, Chief Economist at Bright MLS, explains:

“Market performance will hinge on local economic conditions, making 2026 one of the most geographically divided markets we’ve seen in years.”

That’s why understanding what’s happening in your specific area is key. The national trends set the stage, but local dynamics determine how they play out for you. And that's why you need an agent.

Bottom Line

If you want to talk through what’s expected for our local market and which trends you’ll want to take advantage of, let’s connect.

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2025 Housing Market in Reviw

Tuesday, December 23, 2025
by Liz Warren

          

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Is January the Best Time to Buy a House on Mt. Hood?

Thursday, December 18, 2025
by Liz Warren

Is January the Best Time To Buy a Home?



 

You may not want to put your homebuying plans into hibernation mode this winter. While a lot of people assume spring is the ideal time to buy a house, new data shows January may actually be the best time of year for budget-conscious buyers. 

Kind of surprising, right? Here’s why January deserves a serious look.

1. Prices Tend To Be Lower This Time of Year

Lending Tree says January is the least expensive month to buy a home. And there’s something to that. January has historically offered one of the lowest price-per-square-foot points of the entire year. But the spring? That’s when demand (and prices) usually peak. And that’s not speculation – it's a well-known trend based on years of market data.

a graph of a number of blue barsSo, how much less are we talking? Here’s a look at the numbers. According to the last full year of data, for the typical 1,500 square foot house, buyers who closed on their home in January paid around $23,000 less compared to those who bought in May. And that general trend typically holds true each year (see chart below):

a blue and white table with white textNow, your number is going to depend on the price, size, and type of the home you’re buying. But the trend is clear. For today’s buyers, it's meaningful savings, especially when affordability is still tight for so many households.

2. Fewer Buyers and More Motivated Sellers 

And why do buyers typically save in the winter? It’s simple. Winter is one of the slowest times in the housing market each year. Both buyers and sellers tend to pull back, thinking it’s better to wait until spring. And that means:

  • You face less competition
  • You’re less likely to get into a multiple offer scenario
  • Sellers are more willing to negotiate (since there aren’t as many buyers)

With fewer buyers in the market, you can take your time browsing.

But winter doesn’t just thin out the pool of buyers, it also reveals which sellers truly need to sell. Because fewer people are house hunting during the colder months, sellers who really need to move tend to be more open to negotiating. As Realtor.com explains:

“Less competition means fewer bidding wars and more power to negotiate the extras that add up: closing cost credits, home warranties, even repair concessions. . . these concessions can end up knocking thousands of dollars off the price of a home.”

This can include everything from price cuts to covering closing costs, adjusting timelines, and more. It doesn’t mean you’ll automatically get discounts on every home. But it does mean you’re more likely to be taken seriously and given room to negotiate.

Should You Wait for Spring?

Here’s the real takeaway. When you remove the pressure and frenzy that comes with the busy spring season, it becomes much easier to get the home you want at a price that fits your budget.

But if you wait until spring, more buyers will be in the market. So, waiting could actually mean you spend more and you’d have to deal with more stress.

Now, only you can decide the right timing for your life, but don't assume you should wait for warmer weather before you move.

Buying in January gives you: less competition, potentially lower prices, and more motivated sellers. And those are three perks you’re not going to see if you wait until spring.

Bottom Line

If you’ve been thinking about taking the next step, this season might give you more opportunity than you think.

Curious what buying in January could look like for you? Let’s take a closer look at your numbers and the homes that are available in our area.

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Is Buyer Demand Picking Back Up? What Mt. Hood Sellers Should Know.

Wednesday, December 17, 2025
by Liz Warren

Is Buyer Demand Picking Back Up? What Sellers Should Know.



 

The housing market hasn’t felt this energized in a long time – and the numbers backing that up are hard to ignore. Mortgage rates have eased almost a full percentage point this year, and that shift is starting to wake up buyers.

Home loan applications have risen. Activity has picked up. And sellers who step in early could benefit from the momentum long before the competition catches on.

Let’s take a look at what’s happening behind the scenes and how you can take advantage of it.

When Rates Come Down, Buyer Activity Goes Up

In today’s market, buyer demand is closely tied to what happens with mortgage rates. As rates come down, applications for home loans go up. Rick Sharga, Founder and CEO of the CJ Patrick Company, explains it like this:

“We’re in an incredibly rate-sensitive environment today, and every time we’ve seen mortgage rates drop into the low-to-mid 6% range, we’ve seen an influx of buyers hit the market.”

And that’s exactly what the data shows. More people who were sidelined are applying for mortgages again now that borrowing costs have come down. Of course, that’s going to ebb and flow just like rates ebb and flow. But the bigger picture is, there’s been improvement as a whole since rates started coming down.

In fact, the Mortgage Bankers Association (MBA) shows the Mortgage Purchase Index is hovering at the highest level so far this year:

a graph of a lineAnd that's not the only sign of optimism. MBA also shows mortgage applications recently hit their highest point in almost 3 years too. A clear sign demand is moving in the right direction heading into 2026:

a graph with numbers and linesAnd just in case you were wondering, it’s not just pent-up demand coming out of the government shutdown that slowed some of the processing of government loans for a month or so. If you look back at the last graph, you’ll see the steady build-up of momentum throughout the entire year.

The big takeaway for you is this. Now that rates have come down, buyers are starting to ease back into the game. And that’s turning into real contracts on homes just like yours.

Home Sales Are Rebounding

Just to really drive home that this is trending in a good direction, the most recent report from the National Association of Realtors (NAR) shows pending home sales (homes that are under contract) are picking up too. The Pending Home Sales Index is also at the highest it’s been all year (see graph below):

And that means the market is ending the year on a high note and headed into 2026 with renewed energy. While that may not seem like a big shift, it’s a rebound worth talking about.

Pending home sales are a leading indicator of where actual sales are going. If more homes are going under contract, it’s a good sign more homes will actually close over the next two months, ultimately boosting sales. This could be part of why experts project home sales will inch higher in 2026 than they were in 2025 or in 2024.

Of course, this may ebb and flow a bit as we see some year-end volatility with mortgage rates. But, it shouldn’t be enough to change this overall trend. Expert forecasts say rates should stay pretty much where they are throughout 2026. That means the stage is set for this momentum to continue going into the new year.

What This Means for You

Here’s the opportunity. Selling now means:

  • More buyer demand. As affordability improves, you could see more buyer traffic and home showings (if your house is priced and staged right). And the best part? The buyers who are re-engaging feel like they’ve already waited too long for this moment. So, they’ll be eager to move.
  • Being ahead of the curve. Listing sooner rather than later puts you ahead of the game, before other sellers realize something's shifted.

Whether you’ve been putting off selling because you thought buyers weren’t buying, or you took your house off the market because you weren’t getting any bites, this is your sign to act.

Bottom Line

Want to know what's happening with buyer activity in our area, and what it could mean if you want to sell your house in the new year?

Let’s talk about getting your house listed in early 2026, so you can take advantage of this momentum building in the market.

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Time To Buy Your Mt. Hood Home

Tuesday, December 16, 2025
by Liz Warren

          

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Why More Homeowners Are Giving Up Their Low Mortgage Rate

Thursday, December 4, 2025
by Liz Warren

Why More Homeowners Are Giving Up Their Low Mortgage Rate



 

If you’re like a lot of homeowners, you’ve probably thought: “I’d like to move… but I don’t want to give up my 3% rate.” That’s fair. That rate has been one of your best financial wins – and it can be hard to let go. But here’s what you need to remember...

A great rate won’t make up for a home that no longer works for you. Life changes, and sometimes, your home needs to change with it. And you’re not the only one making that choice.

The Lock-In Effect Is Starting To Ease

Many homeowners have been frozen in place by something the experts call the lock-in effect. That's when you won't move because you don’t want to take on a higher rate on your next home loan. But data from Federal Housing Finance Agency (FHFA) shows the lock-in effect is slowly starting to ease for some people.

The share of homeowners with a mortgage rate below 3% (the yellow in the graph below) is slowly declining as more people move. And while some of the people with a rate over 6% are first-time buyers, the number of homeowners with a rate above 6% (the blue) is rising as others take on higher rates for their next home: 

a graph of a graph with text

And while it may not seem that dramatic, it’s actually a pretty noteworthy shift. The share of mortgages with a rate above 6% just hit a 10-year high (see graph below). That shows more people are getting used to today’s rates as the new normal.

Why Are More People Moving Now, if It Means Taking on a Higher Rate?

It’s simple. Sometimes they can’t put their life on pause anymore. Families grow, jobs change, priorities shift, and a house that once fit perfectly may not fit at all anymore – no matter how good their rate was. And that’s okay. As Chen Zhao, Head of Economic Research at Redfin, explains:

“More homeowners are deciding it’s worth moving even if it means giving up a lower mortgage rate. Life doesn’t standstill—people get new jobs, grow their families, downsize after retirement, or simply want to live in a different neighborhood. Those needs are starting to outweigh the financial benefit of clinging to a rock-bottom mortgage rate.”

First American refers to these life motivators as the 5 Ds:

  • Diplomas: People with college degrees typically earn more, and that adds up to more buying power. Maybe you bought your house when you were younger and now that you’ve graduated and have a rising career, you’re ready to move up.
  • Diapers: You’ve outgrown your space. If you’re welcoming a new baby, your current home might not be cutting it anymore.
  • Divorce: Whether it’s ending a marriage (or starting one), it can create the need for a new place to call home.
  • Downsizing: You’re ready to downsize. Maybe the kids have moved out and it’s time to simplify. Smaller house, less maintenance, more freedom.
  • Death: If you’ve recently lost a loved one, maybe you’ve realized you want to be closer to family. Life’s too short to live far from the people who matter most.

Whatever your reason, here’s what you need to think about. Yes, your low rate is great. But staying put means your life may stay on hold. And maybe that’s not working for you anymore.

According to Realtor.com, nearly 2 in 3 potential sellers have already been thinking about moving for over a year. That’s a long time to press pause on your plans. On your needs. On your family’s goals. So, maybe the question isn’t: “Should I move?”

It’s actually: “How much longer am I willing to stay somewhere that no longer fits my life?”

Because we’ve already seen rates come down from their peak earlier this year. And they're expected to ease a bit more in 2026. When you stack that on top of the very real reasons you may need a new home, it may be enough to finally move the needle for you.

Bottom Line

Life doesn’t wait for the perfect rate. Maybe you shouldn’t either.

With mortgage rates down from their peak and forecast to dip slightly more in 2026, moving may be more feasible than you think. If you’re ready to see what’s possible in our market, let’s talk.

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