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The History of the Government Camp-Cooper Spur Land Exchange

Tuesday, January 28, 2025
by Liz Warren

This is a summary of the history of the Government Camp-Cooper Spur land exchange in a two part story written by Nathan Wilson of the Columbia Gorge News with their permission to reprint. 

This is the first of a two-part series on the history, changing terms and dysfunctionality of the Government Camp-Cooper Spur land exchange. Part II will run in next Wednesday’s edition.

Mt. Hood — Sprawling cities confined by urban growth boundaries. Protection for critical, endemic farmland and open space. Broad rights of public participation in land use decisions. How Oregon has managed its growth since statehood stands as an outlier.

In the late 1960s and early 1970s, Gov. Tom McCall, Sen. Hector Macpherson and many others sought to strike a balance between conservation and development — to encourage compact, efficient growth while preserving Oregon’s character. With the passage of Senate Bill 100 in 1973, they largely succeeded. Robust metropolises border — but don’t overreach into — fertile valleys and forests.

 

Those successes, however, didn’t come without challenges, and land use conflicts continued. Locally, the United States Forest Service, Mt. Hood Meadows, the board of county commissioners and conservation group Thrive Hood River have spent over two decades in a cycle of failed agreements, muddled bureaucracy and lawsuits over the north side of our famed mountain.

The entire dispute revolves around 770 acres of land at Cooper Spur owned by Meadows. Since opening in 1968, Meadows has made two attempts to construct a destination resort at Cooper Spur, and Thrive, formerly the Hood River Valley Residents Committee (HRVRC), coalesced in part to oppose those bids.

“It’s really about the long-term survival of natural lands in the Hood River Valley for future generations,” said Mike McCarthy, a Thrive Board member and orchardist near Meadow’s property.

But in 2001, Meadows purchased the Inn at Cooper Spur and the Cooper Spur Ski Area, and in 2002, Hood River County exchanged 614 acres of forest it owned near Cooper Spur with 786 acres Meadows held. The newly acquired land made development ever more possible, so the two parties wrangled again.

“We respect Mount Hood, we respect the land and its natural resources, and we really have since day one. We’re all native Oregonians,” said Matthew Drake, the CEO of Meadows, during a presentation to Hood River’s Rotary Club last November. “We also expect to receive fair value for our assets.”

Much has happened since 2002, oftentimes obscure and occurring behind closed doors. This story will walk through part of the Government Camp-Cooper Spur land exchange, including its early history and a promising deal that has since changed, but remains sought after.

The first land swap

Hood River County pursued the original trade to consolidate county-owned forests and gain access to premium timber. Commissioners held the first public hearing on Aug. 6, 2001, and a critical sticking point was the Crystal Spring watershed, which runs directly through Cooper Spur and provides drinking water to about 6,000 county residents.

According to Oregon Revised Statute 275.335, counties may exchange land when “such exchange is for equal value and is in the best interest of the county.” With the county’s land appraised at $1.3 million and Meadows’ holdings valued at $2.3 million, commissioners satisfied the equal value clause by paying just over $1 million to Meadows, making up the difference. But HRVRC claimed the deal wasn’t in the public’s best interest.

“While we are terribly concerned about the potential for development in this area, even more offensive to us and to the taxpayers of Hood River County is the transfer of public funds to pay a private developer for land that has been illegally estimated at a fraction of its fair value,” said McCarthy in a 2002 interview.

Though the county considered land and timber value when appraising the parcels, HRVRC argued they also must account for commercial value. At the time, developable property nearby was selling for $40,000 per quarter acre, but the county slated its own land at $328 per acre.

“The formula for appraisals has to be based on the land’s highest and best use under current zoning, the law doesn’t allow for speculation,” said Will Carey, then county land use attorney, in response to McCarthy. “If you try to go outside that boundary, you’re acting on pure conjecture.”

Given that Meadows had publicly stated plans to build a 450-unit complex, golf course, amphitheater and other amenities at Cooper Spur, it was far from speculative for HRVRC. They also alleged the county failed to give adequate notice of the public hearing. Officials listed the hearing date in two editions of the Hood River News the week prior, but state law requires publication in two different media sources if a two-week notification period was not given.

Government Camp – Cooper Spur

Under the “clean sweep” settlement agreement, Mt. Hood Meadows would exchange 770 acres of property it owns at Cooper Spur (purple) to the United States Forest Service for rights to develop 120 acres in Government Camp (orange). 

 

As such, HRVRC and McCarthy filed an Amended Petition for Writ of Review to Hood River County’s Circuit Court on March 27, 2002, based largely on those arguments. Judge Donald Hull, now retired, dismissed the case in July, but Thrive successfully appealed Hull’s decision in June 2004. Put on hold after separate legislation, federal review and litigation, the case reignited in 2021.

Judge John Olson presided over the trial on Aug. 3, 2023, and issued his verdict a few months later on Nov. 14, rejecting the petitioners’ claims with one exception.

“I cannot discern from the record that the requisite underlying valuation reports were ever presented to the BOC [board of commissioners] for its review,” wrote Olson, clarifying he could only find that a summary of the reports was provided. “I will therefore enter a judgment remanding the case back to the BOC to allow it to review the underlying reports.”

Commissioners then simply had to reexamine the necessary documents and include them in the public record. As previously reported by Columbia Gorge News, commissioners did so and reaffirmed the original trade during an Oct. 21 meeting last year. But that’s just one small piece of the puzzle.

An idealistic compromise: the “clean sweep”

After Hull originally dismissed HRVRC’s case, the committee, McCarthy, the county and Meadows began mediation talks, clearly at a stalemate. As a private and confidential process, Columbia Gorge News does not know what was discussed in mediation, only that it occurred in good faith.

“If you agree to something and you all work on it, it’s a promise,” said McCarthy. “It’s like a sacred promise.”

And they did reach an agreement — the fabled “clean sweep” — in 2005. Under the settlement, Meadows would trade all 770 acres of its land at Cooper Spur for rights to develop 120 acres in Government Camp, effectively preserving the north side of Mount Hood. Another land exchange to resolve the original one.

Congress codified those terms in the Omnibus Public Lands Act of 2009, mandating the trade to occur no later than 16 months after the bill was passed. Upon completion, the exchange would also create the Crystal Springs Watershed Resource Management Unit, setting aside 2,700 acres as a protected riparian zone, and incorporate 1,710 more acres into the Mt. Hood Wilderness. Enter the United States Forest Service (USFS).

USFS owns the Government Camp land and is the agency responsible for carrying the trade out, but by 2015, nothing had been finalized. USFS was reportedly busy adjusting boundary lines, resolving title issues, configuring right-of-way easements and more during that time.

“I think the delay was caused by several things. Part of it was just turnover in staff,” said Heather Staten, the former executive director of HRVRC, now Thrive. “The Forest Service is also very process-oriented — there’s like 60 steps to a land trade.”

As a result, Thrive filed suit against USFS for “unreasonable delay” in the U.S. District Court of Oregon. Judge Anna Brown agreed with Thrive and required the agency to provide monthly progress updates. Sens. Ron Wyden and Jeff Merkley, along with Reps. Earl Blumenauer and Greg Walden, also moved things along by passing the Mt. Hood Cooper Spur Land Exchange Clarification Act in 2018, with one section reading:

“In addition to or in lieu of monetary compensation, a lesser area of Federal land or non-Federal land may be conveyed if necessary to equalize appraised values of the exchange properties, without limitation, consistent with the requirements of this Act and subject to the approval of the Secretary and Mt. Hood Meadows.”

While the Omnibus Act laid out very specific terms — 770 acres at Cooper Spur for 120 acres in Government Camp — the Clarification Act provided more leeway “if necessary.” The section above, and that actionable language, is critical to remember as USFS got further into its formal decision process.

•••

Part II will focus on the last six years of the Government Camp-Cooper Spur land exchange, particularly why the deal collapsed and two pending court cases key to resolving it.

This is the second in a two-part series on the history, changing terms and dysfunctionality of the Government Camp-Cooper Spur land exchange.

MT. HOOD — Drive up Highway 35 and turn onto Cooper Spur Road. Atop a winding, slick climb sits the inn, Crooked Tree Tavern, several cabins and the Cooper Spur Ski Area — a small slice of Mount Hood’s shoulders, contested since the 1970s. A microcosm of the push and pull between profitable development that serves recreational interests and environmental sanctity.

The United States Forest Service (USFS), Mt. Hood Meadows, Hood River County’s Board of Commissioners and conservation group Thrive Hood River have long pursued conflicting visions for these 770 acres, still owned by Meadows. There have been tense public meetings and consequential votes. Lawsuits followed by mediation sessions and more lawsuits. Delays and federal intervention all fixated on the Government Camp-Cooper Spur land exchange.

Last week, Columbia Gorge News unpacked the exchange’s early history and the “clean sweep” agreement, where Meadows would trade all its Cooper Spur property for rights to develop 120 acres in Government Camp, which USFS owns. The story also explained how the Omnibus Public Lands Act of 2009 and the Mt. Hood Cooper Spur Land Exchange Clarification Act of 2018 fit in. 

Now for the more recent history, beginning after Thrive sued USFS in 2015 for unreasonably delaying the exchange and Congress passed the Clarification Act.

Disputed appraisals and changing terms

All land trades hinge on fair market appraisals, so USFS hired Richard Maloy from Alabama, who is certified in Oregon and works along the West Coast, to make those assessments. Maloy released his results in summer 2017, but Thrive and longtime partner Crag Law Center tapped Donald Palmer, another appraiser based in Portland, to evaluate his findings. Palmer identified such egregious errors that, after mediation, USFS ordered another round of appraisals, which came out in December 2019.

Like the previous round, Thrive again claimed that USFS grossly undervalued the land in Government Camp, which Maloy slated at around $5.7 million. Maloy used four comparable properties in West Salem, Camas, Vancouver and Ridgefield to land on the number, but Palmer found that Maloy failed to deduct unusable acres from two of the four properties, deflating the per acre value. He also violated basic principles of the Uniform Standards of Professional Appraisal Practice, according to Palmer.

“Maloy confirmed only one of the sales presented with the broker ... Relying on the deed documents does not provide you the necessary details regarding the physical characteristics of the site and financial aspects of the transaction,” Palmer wrote in his report. “Without confirming the sales data, the final conclusion is flawed.”

USFS contends the report did not include all sales information that Maloy considered.

The comparable sales were also located in areas with a different character and market than Government Camp, among other issues. Using the lowest range of Palmer’s estimate, he valued the land in Government Camp at $8.3 million and Meadows’ Cooper Spur holdings at $7.2 million, which Maloy listed at $9.1 million.

“Both internal agency experts and independent consultants reviewed the appraisal reports,” said Heather Ibsen, USFS public affairs officer for the Mt. Hood National Forest. “In their multiple reviews, experts concluded that the appraisals met standards required by federal laws, regulations and policies.”

“I don’t feel like [USFS] has done much to get value for the public,” said Heather Staten, former executive director of Thrive who led the nonprofit from 2015 until late 2021. “Normally when you have a land trade, both sides are trying to get a high value for their property or get a fair value. The Forest Service is just interested in following steps.”

While Thrive and USFS still disagree on their validity, those appraisals informed USFS’s Final Environmental Impact Statement (FEIS) on the Government Camp-Cooper Spur Land Exchange, an analysis of the proposed action and other alternatives, which was released in January 2021. Thrive objects to several aspects of the FEIS, but it generally advanced the clean sweep.

In February 2021, however, USFS released its Draft Record of Decision (ROD) under different terms: Meadows would retain 159 acres and ownership of the Cooper Spur Mountain Resort for rights to develop 67 acres in Government Camp, receiving only one parcel in the ski town instead of two as originally planned. While still operating the Cooper Spur Ski Area on a short-term extension, Meadows could seek the 40-year permit again, effectively leaving an open door for development on the north side.

“It’s at odds with what’s good for the community, what’s good for the mountain and the deal that they had previously struck,” said Staten. As laid out in the 2009 Omnibus Act, the deal would protect 2,701 acres of the Crystal Springs watershed and add 1,709 acres to Mt. Hood’s National Forest.

Dodged answers

So, what occurred between the FEIS and ROD? How did USFS decide to reduce the land exchanged in Government Camp from 120 acres to 67 acres — from two parcels to one?

On May 5, 2021, USFS held a meeting to hear objections to the ROD, and Jesse Buss, an attorney for Thrive, asked that question. No complete recording of the meeting exists, but three people affiliated with Thrive who attended the meeting gave similar accounts independently. 

Essentially, Thrive maintains that USFS said it was not an agency decision and promised to provide a more detailed explanation after consulting their notes. One week later, though, Thrive received an email from USFS saying they must file a Freedom of Information Act (FOIA) request to obtain that information.

Meadows spokesman Greg Leo disagreed and claimed the opposite. “Meadows played no role in that whatsoever. It was really a Forest Service determination based on the Forest Service’s work and the appraisals by the Forest Service of both pieces of land,” he said. Ibsen confirmed Leo’s comments and referred to the 2018 Clarification Act, which authorized the agency to exchange less federal or non-federal land “without limitation,” but only if it’s “necessary.”

When USFS formally responded to Thrive’s ROD objections, however, there was a slight distinction: “The private lands not included in the proposed exchange is property that Mt. Hood Meadows, following the 2019 appraisals, did not offer to convey and which the Forest Service is not authorized to ‘take’ under the exchange legislation,” wrote USFS.

In short, Thrive believes that Meadows intentionally sought only one parcel in Government Camp, creating a larger difference in conflict with the equal value clause of land exchanges, allowing the company to retain some land at Cooper Spur. 

But the Federal Land Policy and Management Act (FLPMA) of 1976 also played a role. According to FLPMA, exchanges involving federal land must be for equal value, and if payment is needed to make up the difference, it must not exceed 25% of the federal land value. Using Maloy’s appraisals, the clean sweep would violate FLPMA. Using Palmer’s wouldn’t.

FLPMA further directs the acting authority to reduce any payment “to as small an amount as possible.” In May 2022, USFS issued its Final ROD negating the clean sweep.

“I think Mt. Hood Meadows is operating like a profit-motivated company,” said Staten, who stepped down as Thrive’s executive director just prior to the Final ROD. “They saw an opportunity to have their cake and eat it too.”

 

When asked about development at Cooper Spur, Leo said he couldn’t provide a specific answer until the exchange was completed, but affirmed any building would be consistent with Meadows’ core values of respecting Mount Hood and the environment.

Through FOIA requests, Thrive obtained a version of Meadows’ conceptual plans for the Cooper Spur Ski Area and the Cooper Spur Mountain Resort, created in 2017 and 2018, respectively. The ski area would grow from 50 to 296 acres, extend to the resort, include a new quad chairlift and have the capacity to park 775 cars. For the resort, Meadows considered adding an outdoor commercial spa, banquet hall, 83 camping areas and a 7,500-square-foot recreation area.

“It’s not beyond the limits of Mt. Hood Meadows to get a bill passed in the legislature,” said local orchardist Mike McCarthy. “They have worked over the years with the county and also with the state to get bills passed that allow them to have destination resorts.” McCarthy’s mother helped form Thrive and his family has owned land near Cooper Spur for generations.

Meadows’ Cooper Spur land is zoned Forest (F-1), a resource area primarily for timber harvesting while providing opportunities for agriculture, recreation and other uses. In 2001, Hood River County Commissioners wrote that destination resorts “should be pursued vigorously” in a related resolution and decided to allow the complexes as a conditional use later that year. The current zoning ordinance, amended in 2015, now prohibits destination resorts in F-1 Zones.

Tying up loose ends

With the final decision in place, the Government Camp-Cooper Spur land exchange is nearly complete, but three court cases remain unresolved: one in Hood River County’s Circuit Court, another in the Court of Appeals in Salem and a third in Portland’s U.S. District Court. The trade will not move forward until those cases are closed.

The circuit court case, as Columbia Gorge News explained in last week’s edition, centers on the first land swap made in 2002, when Hood River County exchanged 614 acres of forest it owned near Cooper Spur with 786 acres Meadows held, leading to the entire dispute.

By accounting for land and timber value, but not commercial value that would come if Meadows built a destination resort at Cooper Spur, Thrive claims that exchange conflicts with Oregon Revised Statute 275.335 because the exchange wasn’t for equal value and the public never got a chance to challenge appraisals the county obtained.

Judge John Olson, serving in Hood River’s Circuit Court, denied most of Thrive’s claims in November 2023, but remanded the case back to county commissioners because it wasn’t clear they had actually reviewed the appraisals. After appealing Olson’s decision, Thrive, Meadows and the county began a mediation program administered by Oregon’s Court of Appeals in Salem, which will finish Feb. 20 barring another extension.

Commissioners reaffirmed the original land exchange last October, but Olson has yet to issue his supplemental judgment and will hold a hearing on Feb. 5. Beyond public interest arguments and equal value arguments, Thrive will also assert commissioners failed to adequately consult the public by not allowing comments during the meeting.

“It was a very narrow scope, the record was closed and taking public testimony would basically reopen the record, which was not advised,” said Commissioner Ed Weathers. He assured that Olson gave a very clear order and that the board followed it per the county’s legal counsel.

In the U.S. District Court, Thrive, local grower Mike McCarthy, Oregon Wild, the Sierra Club and other conservation groups argue their “aesthetic, recreational, scientific and spiritual interests” will be “adversely affected and irreparably injured” if USFS implements the exchange as written. In their view, USFS not only violated the 2005 settlement agreement, 2009 Omnibus Act and 2018 Clarification Act, but also the National Environmental Policy Act (NEPA).

NEPA offers direction on how federal agencies should evaluate the environmental impacts of proposed actions, and Thrive contends that USFS failed to consider an adequate range of alternatives, a NEPA requirement. For one, USFS didn’t declare which parcels of land would be exchanged in its FEIS, obscuring specific ecological consequences.

“The final mix of the Federal parcels and non-Federal parcels to be exchanged ... will be determined in the final Record of Decision,” wrote USFS.

Even with FLPMA stipulations, specifically the 25% rule, Thrive provided several options that would convey more land than USFS offered. The agency also failed to include any appraisal information in its FEIS, which the group says is critical to proving the necessity of exchanging less land as required by the 2018 Clarification Act. For these reasons and others, Thrive maintains that the FEIS “serves only to justify a decision already made.”

Ultimately, Thrive and USFS fundamentally disagree on the intent and language of the Omnibus and Clarification acts. While Thrive believes the acts mandate USFS to maximize the land exchanged, USFS maintains the Clarification Act “expressly allows” the parties to not undertake a clean sweep and exchange less land “without limitation,” overruling the good faith settlement made in 2005 and the specific provisions of the 2009 Omnibus Act.

Magistrate Judge Jeffrey Armistead will make the final decision in the district court, subject to review by an Article III judge. But that can't happen until the merits of the case are briefed and argued via a process called summary judgment. Briefing, however, is paused until USFS compiles a privilege log, a document that lists and describes withheld materials USFS considers “privileged” information.

The other parties and Armistead will review the privilege log to determine if additional, withheld materials must be added to the official case record. Thrive, USFS and Meadows have until Jan. 31 to submit a schedule for releasing the log, any related challenges and subsequent briefing on the merits. With arguments likely coming later this year, there is no timeline for Armistead’s decision.

A complicated relationship

In many ways, the Government Camp-Cooper Spur land exchange is like a divorce: Relationships eroded with time, third parties introduced more complications and everything eventually ended up in court. Meadows, USFS and Thrive simply can’t agree on how to split up the north side of Mount Hood, and both sides have different motivations.

“One of the narratives out there is we’re just unreasonable, we’re just crazy and we’re just pursuing this 20-year-old litigation out of a vendetta,” said McCarthy, a longtime Thrive member who owns land near Cooper Spur. “Well, we’ve proposed extremely generous compromise solutions just to get this done, and [Meadows] won’t engage.”

“That allegation is kind of disingenuous. Thrive has, multiple times, said that we should be driven out of Hood River County,” Leo, the spokesman for Meadows, responded. “We have tried to work with Thrive and similarly feel that we’ve been rebuffed when we’ve reached out.”

Looking back to 2005, Leo said Meadows supported the clean sweep agreement, but as USFS initiated the exchange, they came to understand that FLPMA requirements made some of the original terms moot. In his view, conflicts with FLPMA instigated the 2018 Clarification Act, which allowed USFS to exchange less land with proof that it was necessary.

“The bipartisan Clarification Act aimed to resolve the longstanding land dispute on Mount Hood so it wasn’t an either/or solution. Instead, it sought a win for both wilderness protections and responsible development that protected this natural treasure,” said Hank Stern, a spokesman for Sen. Ron Wyden.

Thrive no longer believes they’ll achieve the clean sweep, but the deal will still protect 2,701 acres of the Crystal Springs watershed and add 1,709 acres to Mt. Hood’s National Forest. Even more, the property Meadows will retain at Cooper Spur technically sits outside of the watershed, which provides to about 6,000 county residents. The company also plans to construct employee housing on the land in Government Camp. “Many generations of young people have come to the mountain to work and enjoy the mountain lifestyle, but also learn how to work in the hospitality business,” said Leo. “We bring, we think, economic benefits to all the people in Hood River County through having a viable tourism business.”

According to Greg Pack, the president and general manager of Meadows, the company employs around 120 people year-round, but that swells to about 1,200 during the winter months.

To make the most of Mount Hood, people need places to eat, rest and gather, which Thrive acknowledges. They also hope Meadows continues to operate the Cooper Spur Ski Area. Thrive just doesn’t want to see a massive expansion.

“The north side of the mountain is a really special place — it’s the place people go for backcountry, undeveloped recreation,” said Staten. “The community has spoken again and again that they want to keep the north side of Mount Hood special and a place for wilderness, quiet contemplation and not highly developed.”

Thus, as it has for so long, the Government Camp-Cooper Spur land exchange continues. Environmentalists in the pursuit of quaintness on one side. Economic and recreational interests on the other. A dispute that embodies the American West, the ball is in the courts.

 
 
 
 
 
 
 
 
 
 
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3 Reasons To Buy A Home On Mt. Hood Before Spring

Monday, January 27, 2025
by Liz Warren

3 Reasons To Buy a Home Before Spring



 

Let’s face it — buying a home can feel like a challenge with today’s mortgage rates. You might even be thinking, “Should I just wait until spring when more homes hit the market and rates might be lower?”

But here’s the thing, no one knows for sure where mortgage rates will go from here, and waiting could mean facing more competition, higher prices, and a lot more stress.

What if buying now — before the spring rush — might actually give you the upper hand? Here are three reasons why that just might be the case.

1. Less Competition from Other Buyers

The winter months tend to be quieter in the real estate market. Fewer people are actively looking for homes, which means you’ll likely face less competition when you make an offer. This makes the process feel less rushed and less stressful.

According to the National Association of Realtors (NAR), homes sit on the market longer in winter compared to spring and summer (see graph below):

a graph of blue and green barsFewer buyers in the market means you’ll likely have more time to make thoughtful decisions. It also means you may have more negotiating power. According to the Alabama Association of Realtors:

“A significant benefit of buying a home in winter is the reduced competition. Because of the perceived benefits of spring, many buyers delay the start of their house hunt. As a result, you will find fewer people competing for the same properties during winter. Less demand can translate into more negotiating power as sellers may be more willing to entertain offers or agree to concessions to get a deal closed quickly.”

2. More Negotiating Power

With homes staying on the market longer, sellers may be more willing to negotiate. This can lead to better deals for you as a buyer, whether that means a lower price or added incentives, like sellers covering closing costs or making repairs. As Chen Zhao, an Economist at Redfin, points out:

“. . . buying during the off season means less competition from other buyers. That means potentially negotiating a better deal.”

Plus, when demand is lower, sellers often feel more pressure to work with serious buyers. This could give you an edge to negotiate terms that work best for your situation.

3. Lock in Today’s Prices Before They Rise

Historically, home prices tend to be at their lowest point in the winter months, too. According to data from NAR, home prices last year were at their lowest in January, February, and March — right before the spring buying season kicked in (see graph below):

a graph of prices and numbersThis trend isn’t new — Bright MLS shows between 2010 and 2024, home prices in January and February were, on average, 15% lower than during the month of peak home prices (typically June). Buying in the off-season means you’re more likely to avoid paying the premium prices that come with the high demand of spring.

On top of that, home prices generally appreciate over time, meaning they tend to go up year after year. That means if you’re ready to buy and you can make it happen, you’re not only taking advantage of what might be the lowest prices of the year, but you’re also locking in today’s price before it increases in the future.

Bottom Line

While spring may seem like the obvious time to buy, moving before the peak season can give you significant advantages, like less competition, more negotiation power, and lower prices.

If you’re ready to explore your options, let’s connect.

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Homebuilder Trend is Smaller Homes

Thursday, January 23, 2025
by Liz Warren

Smaller Homes, Bigger Opportunities: The Homebuilder Trend Buyers Love



 

It’s no secret that affordability is tough with where mortgage rates and home prices are right now. And that may have you worried about how you’ll be able to buy a home. But, if you don’t need a ton of space, you may find you have more cost-effective options in an unexpected place: new home communities.

Builders Are Building Smaller Homes 

Since smaller homes typically come with smaller price tags, buyers have turned their attention to homes with less square footage — and builders have shifted their focus to capitalize on that demand. As U.S. News notes:

“The combination of higher home prices and mortgage rates has strained a lot of people's budgets. And that's something builders recognize. To this end, they may be leaning toward smaller spaces . . .That, in turn, can lead to savings for buyers.”

Data from the Census shows the overall builder trend toward smaller, single-family homes has been over the last couple of years (see graph below):

a graph with a line going upAs the graph shows, the average size of a brand-new home has dropped from 2,309 square feet in Q3 2022 to 2,171 square feet in Q3 2024. That’s a difference of 138 square feet.

At the end of the day, builders want to build what they know will sell. And the number one thing homebuyers are looking for right now is less expensive options to help offset today’s affordability challenges. As Multi-Housing News notes:

“The growing trend toward smaller homes is evident. These homes are less expensive to build and more attainable for many middle-income families, meeting both housing needs and modern lifestyle preferences.”

The Benefits of These Brand-New Homes

So, if you’re having trouble finding a home in your budget, it might be worth exploring newly built homes with a smaller footprint.

Not to mention, since newly built homes come with brand new everything, they have fewer maintenance needs and some of the latest features available, like energy-efficient appliances and HVAC. That’ll help you save on repair costs and your monthly utility bills. Sounds like an all-around win.

Bottom Line

Today’s builders are focusing their efforts on smaller homes at lower price points. That could give you more opportunity to find something that fits your budget. If you're planning to buy soon, let’s connect to explore what's on the market in your area and get your homeownership goals over the finish line.

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Henry Creek 1945 Fixer Upper

Tuesday, January 21, 2025
by Liz Warren

Henry Creek Fixer Upper on Mt. Hood

    Mt. Hood Henry Creek 1945 Original         Original 1945 Waterfront Cabin on Mt. Hood

Step back in time to this 1945 original Mt. Hood Cabin on Henry Creek. It's a fixer and needs some love  but nothing has been changed since built. Two bedrooms, one bath on a half acre of land in Rhododendron Oregon. 

                                                      $450,000

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More Buyers Are Purchasing Multi Family Homes

Tuesday, January 21, 2025
by Liz Warren

Why More People Are Buying Multi-Generational Homes Today



 

Today, 17% of homebuyers are choosing multi-generational homes — that’s when you buy a house with your parents, adult children, or even distant relatives. What makes that noteworthy is that 17% is actually the highest level ever recorded by the National Association of Realtors (NAR). But what’s driving the recent rise in multi-generational living?

Top Benefits of Choosing a Multi-Generational Home

In the past, homebuyers often opted for multi-generational homes to make it easier to care for their parents. And while that’s still a key reason, it’s not the only one. Right now, there’s another powerful motivator: affordability.

According to the latest data from NAR, cost savings are the main reason more people are choosing to live with family today.

The rising cost of homeownership is making it harder for many people to afford a home on their own. This has led to more families pooling their resources to make buying a home possible.

By combining incomes and sharing expenses like the mortgage, utility bills, and more, multi-generational living offers a way to overcome financial challenges that might otherwise put homeownership out of reach. As Rick Sharga, Founder and CEO at CJ Patrick Company, explains:

“There are a few ways to improve affordability, at least marginally. . . purchase a property with a family member — there are a growing number of multi-generational households across the country today, and affordability is one of the reasons for this.”

You may even find it helps you afford a bigger home than you would have been able to on your own. So, if you need more room, but can’t afford it with today’s rates and prices, this could be an option to still get the space you need.

On top of the financial benefits, it could also bring your family closer together and strengthen your bonds by getting more quality time together.

Bottom Line

If you’re considering a move, buying a multi-generational home might be worth exploring – especially if your budget is stretched too thin on your own.

Let’s discuss your needs and find a home that fits your family’s unique situation.

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2025 Housing Market Forecasts for Mt. Hood Real Estate

Friday, January 17, 2025
by Liz Warren

2025 Housing Market Forecasts



 

a screenshot of a graph

Some Highlights

  • Wondering what to expect when you buy or sell a home this year? Here’s what the experts say lies ahead.
  • Mortgage rates are projected to come down slightly. Home prices are forecast to rise in most areas. And, there will be more homes available for sale.
  • Want to know more about what this could mean for your plans this year? Let’s connect to discuss your 2025 goals. 
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How Interest Rates Affect Your Monthly Payment

Friday, January 10, 2025
by Liz Warren

        

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Get Ready to Buy a Home on Mt. Hood

Friday, January 3, 2025
by Liz Warren

           

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Happy New Year!

Thursday, January 2, 2025
by Liz Warren

Market Summary November Sales 2024

HAPPY NEW YEAR!

As we head into 2025 here is  a brief recap of some stats of the 2024 market. Many real estate sites report that this was a very difficult year with so little inventory and high interest rates. Since the beginning of the year the average market absorption is 2.7 months which is a seller’s market and unbalanced based on all pricing points.

 

Once I removed the sales for Colton which are mapped into our area through RMLS, we had a total of 136 sales for the year. Here’s a rundown of some of the stats that may be interesting:

 

13 forest cabins sold

102 detached single family homes sold

11 sales were over $1,000,000

19 sales were in Government Camp

14 condos sold and 9 were in Government Camp

8 sales were in Mt. Hood RV Village with tiny homes

 

Predictions for 2025 include more inventory coming on the market. We’ll see how that plays out. Currently our mountain market has 36 active listings. There are nine currently pending. So we will see how much the inventory goes up soon after the holidays.

 

Interest rates, low inventory, and consumer debt are slowing buyers down. Here are predictions for interest rates in 2025. Consensus is that rates will be slightly lower than 2024 but if inventory doesn’t increase, buyers may be paying the same as a todays rates because prices will be higher.

 

Mt. Hood Furture interest rates prediction

Consumer debt is another obstacle. People are tapped out which makes saving for a home tough.

Consumer Debt

consumer debt

Here are the statistics for November 2024’s market from RMLS.

 

November 2024 sales for Mt. Hood Real Estate

Listed below are the ten sales for November.

 

Mt. Hood Real Estate Sales for 2024 November

Mt Hood Real Estate Sales November 2024

December 2024 National Overview

U.S. Real Estate Overview

Note: October 2024 data below are the most recent released by the National Association of Realtors.

Existing-home sales rose in October, according to the National Association of REALTORS®. Sales improved in all four major U.S. regions. Year-over-year, sales elevated in three regions but were unchanged in the Northeast.
 
Total existing-home sales – completed transactions that include single-family homes, townhomes, condominiums and co-ops – expanded 3.4% from September to a seasonally adjusted annual rate of 3.96 million in October. Year-over-year, sales progressed 2.9% (up from 3.85 million in October 2023).

National Association of Realtors October 2024 Data

"The worst of the downturn in home sales could be over, with increasing inventory leading to more transactions,” said NAR Chief Economist Lawrence Yun. "Additional job gains and continued economic growth appear assured, resulting in growing housing demand. However, for most first-time homebuyers, mortgage financing is critically important. While mortgage rates remain elevated, they are expected to stabilize.”
 
Total housing inventory registered at the end of October was 1.37 million units, up 0.7% from September and 19.1% from one year ago (1.15 million). Unsold inventory sits at a 4.2-month supply at the current sales pace, down from 4.3 months in September but up from 3.6 months in October 2023.
 
The median existing-home price for all housing types in October was $407,200, up 4.0% from one year ago ($391,600). All four U.S. regions registered price increases.
 
"The ongoing price gains mean increasing wealth for homeowners nationwide,” Yun added. "Additional inventory and more home building activity will help price increases moderate next year.”
 
According to the monthly REALTORS® Confidence Index, properties typically remained on the market for 29 days in October, up from 28 days in September and 23 days in October 2023.
 
First-time buyers were responsible for 27% of sales in October, up from 26% in September but down from 28% in October 2023. released in November 20234 – found that the annual share of first-time buyers was 32%. NAR's 2024 Profile of Home Buyers and Sellers – released earlier this month – found that the annual share of first-time buyers was 24%, the lowest ever recorded.
 
Cash sales accounted for 27% of transactions in October, down from 30% in September and 29% in October 2023.
 
Individual investors or second-home buyers, who make up many cash sales, purchased 17% of homes in October, up from 16% in September and 15% in October 2023.
 
Distressed sales – foreclosures and short sales –  represented 2% of sales in October, unchanged from last month and the previous year.
 
According to Freddie Mac, the 30-year fixed-rate mortgage averaged 6.78% as of November 14. That's down from 6.79% one week ago and 7.44% one year ago.
 
Regional Breakdown
 
Existing-home sales in the Northeast in October grew 2.2% from September to an annual rate of 470,000, identical to October 2023. The median price in the Northeast was $472,900, up 7.6% from last year.
 
In the Midwest, existing-home sales bounced 6.7% in October to an annual rate of 950,000, up 1.1% from the prior year. The median price in the Midwest was $305,300, up 7.2% from October 2023.
 
Existing-home sales in the South climbed 2.9% from September to an annual rate of 1.77 million in October, up 2.3% from one year before. The median price in the South was $361,200, up 0.9% from one year earlier.
 
In the West, existing-home sales increased 1.3% in October to an annual rate of 770,000, up 8.5% from a year ago. The median price in the West was $627,700, up 4.4% from October 2023.

 

Warranties for older homes

New homes come with warranties to protect the buyer in case of the unexpected. But what about existing homes? Fortunately, there are a number of companies today who offer warranties for existing homes. Sellers can now offer their buyers a level of assurance that was previously reserved for new construction, and buyers can buy with confidence! If you are in the market to buy or sell, ask us about the advantages of a home warranty. You might be surprised at how much protection is offered at a very reasonable price.

Seller strategy

Selling your home in today's market requires strategy and execution. Here are some tips to help sellers reduce their time on market while getting excellent value:

  • Make it shine. Buyers are attracted to attractive homes. To make your home stand out, mow the lawn, rake the leaves, wash your windows, and clean the carpets. These small things can make a big difference.
     
  • Remove clutter. Not only do clean homes show better, but tidy homes offer more to the imagination. One person's treasure is another person's trash. Removing unnecessary clutter will help potential buyers envision their own potential for the home.
     
  • Consider removing art and personal keepsakes. This one is tough for certain people emotionally, but don't take it personally. Some savvy sellers go beyond de-cluttering and remove all (or most) of their personal artwork, family photos and personal mementos to make easier for potential buyers to imagine the home being theirs. 
     
  • Pay attention to the market. Work with your agent and price your home to sell. A competitively priced home is the one that sells first, and in this market that counts for a lot. Even in fast-moving markets in many parts of the United States, overpricing your home can lead to selling it for less or incurring greater holding costs than if you had priced the house appropriately in the first place. An experienced agent will help you arrive at the most advantageous price for your home.

These simple tips can help you sell your home and take advantage of our today's market. Please contact us if you have any questions about selling your home. We are here to help!

 
 
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Forest Service News Release for Winter Safety on Mt. Hood

Friday, December 20, 2024
by Liz Warren

Mt. Hood National Forest

www.fs.usda.gov/mthood

 

Forest Service News Release

 

Enjoy the Winter – Safely! – on Mt. Hood National Forest

 

 

As we approach the solstice, more and more people are searching for winter adventures on Mt. Hood National Forest. National forests are ideal for sledding, skiing, snowmobiling, and more, but there are necessary precautions to take before heading out. The best way to enjoy your public lands safely is to plan ahead, especially in the winter.

 

Always check the weather forecast and visit TripCheck.com for highway conditions in Oregon before leaving home. Driving in the winter at high elevations can mean snowy and icy roads, limited visibility, snowplows, and heavy ski traffic. Prepare your vehicle – carry tire chains and a winter weather kit, which should include extra food, water, layers, and blankets. Consider carpooling or using public transit, such as the Mt. Hood Express or Gorge-To-Mountain Express buses.

 

Most of the Forest has no cell service. Online mapping services are not always reliable, and Mt. Hood National Forest roads aren’t plowed. Many Forest roads are closed seasonally due to snow, winter range wildlife habitat, or resource protection. Motor Vehicle Use Maps are free and show all Mt. Hood National Forest roads, as well as seasonal closures. Pick up a paper copy at one of our offices or download a georeferenced PDF for your smartphone: https://www.fs.usda.gov/goto/mthood/mvum

 

Sno-Parks are popular for winter recreation and can fill up quickly on weekends. If a parking lot is full, it’s important to have a backup plan. Do not park along the highway, in no-parking zones, or block other vehicles. Emergency vehicles need unobstructed access to operate safely. Vehicles blocking traffic or parked illegally are subject to ticketing and towing. For more information on snow levels, check the weekly Mt. Hood Sno-Park conditions report or follow us on Facebook.

 

Nearly all Sno-Parks on Mt. Hood require vehicles to display a Sno-Park permit. The Oregon Sno-Park permit program is managed by ODOT (Oregon Department of Transportation) and money earned from permits sales directly funds plowing and maintenance of Sno-Parks. Learn more: https://www.tripcheck.com/Pages/Sno-Parks-Permits

 

Have a fun and safe winter on the mountain!



 

Winter Driving Essentials: cell phone charger; flashlight & flares; full tank of gas; extra water and food; extra clothes, boots, gloves, hat; blankets or sleeping bag; ice scraper/snow brush and shovel; snow tires or chains and jumper cables; first aid kit. Layering basics: 1) Base layer, 2) middle layer, 3) outer layer, 4) protect your extremities, 5) suitable footwear, 6) accessorize.

 

 

 

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