The Bite: Tumalo’s Food-Truck Frenzy Heats Up

The Bite: Tumalo’s Food-Truck Frenzy Heats Up

Food-cart pod. Mobile kitchen. Food-truck lot. Brew Depot. Whatever you call it, the humble meal-on-wheels dining phenomenon continues to be a strong food trend -– even in tiny Tumalo. It’s hard to believe I wrote about Yolie’s Drive-Up Kitchen, Tumalo’s first food truck, back in 2011 (has it really been that long?). Well, Yolie’s is still going strong, and now it has some company –- quite a bit, in fact, especially for our little hamlet on the Deschutes. Tumalo’s newest food-truck “experience” is called “The Bite,” and it’s much more than just a place to pick up a burger and go. The brainchild of Donni and Steve Davidson, two longtime Tumalo residents, it’s home to three resident food trucks: The Rogue Chef, whose offerings include a dynamite wagu burger with matchstick garlic fries; Nuthin’ Fancy BBQ (I tried the pulled-pork sandwich and wasn’t disappointed); and Bend favorite Rico’s Tacos, whose menu features plenty of Mexican-food staples, including fajitas, burritos, nachos and quesadillas. The distinctively designed space (the work of Bend-based Stemach Design and Architecture, who are also responsible for designing one of my favorite local structures, the Bend Habitat ReStore) was envisioned not just as a place to grab a quick bite but as a welcoming neighborhood hangout. So in addition to the food trucks, The Bite boasts a covered -– and heated –- patio pavilion with lots of seating and a nicely stocked bar (plenty of local brews on tap), plus public restrooms and an expansive outdoors space dotted with lawn games, including cornhole, a large-scale Jenga-type tower, an outsize checkerboard, a tightrope (???) and several fire pits. The...
New Listing: Versatile Horse Property in Tumalo

New Listing: Versatile Horse Property in Tumalo

I just listed a special property in Tumalo that just might be the ideal setup for someone interested in running an agriculturally based business. The location, which has great visibility, couldn’t be better for that: It’s situated just west of Bend on Highway 20 (just a stone’s throw from Trader Joe’s). The 6.7-acre property — which boasts gorgeous mountain views throughout the property (both inside and out) — has 4.6 acres of irrigated land (all set up with an underground irrigation system), and includes a 24×36 heated shop, large greenhouse and self-contained fenced area that’s currently devoted to the owner’s small tree farm. The property is in farm deferral, which gives the owner a tax break as long as the property continues to produce the required amount of agriculture-based income. There’s also a beautiful 3,018-square-foot two-story house, which features both a formal living room and formal dining room. The home has four bedrooms, a large open kitchen that connects to a breakfast nook and a family room with fireplace insert, and there’s an expansive bonus room upstairs, plus a backyard deck off the kitchen. The master suite includes a large bedroom (with mountain views), large bath with both a soaking tub and oversize glass-enclosed shower, plus two separate dressing rooms with vanities and walk-in closets. The property is also set up for horses, with multiple fenced and cross-fenced pastures. And there’s a good-sized pond (however, this property is not on a private well; the domestic water is provided by Avion Water Co.). Here’s a quick photo tour of the property:                              ...
Tumalo Oregon Real Estate Market Report for December 2014

Tumalo Oregon Real Estate Market Report for December 2014

In December, the Residential real estate market in Tumalo saw another sizable drop in Active listings: a decrease from 40 in November to 30 in December. That’s the lowest number of Active listings in Tumalo since April 2013, when there were just 28. Looking back over the past five years, only March 2013, with 26 listings, had fewer options for potential buyers. That sharp drop in Active listings meant that the overall supply of homes on the market in Tumalo again decreased — down from a 5.9-month supply in November to a 4.9-month supply. With so few properties on the market in Tumalo — and with so many of them above the million-dollar mark (in December, 12 of the 30 listings, or 40 percent, were above $1 million — it’s no surprise that the number of Closed sales decreased significantly. In fact, there was just one Closed sale in Tumalo in December, compared to three in November and nine in December 2013. There were, however, four Pending sales, all of which were for properties listed below $600,000. Which brings us to another benchmark that Tumalo reached in December — and it won’t come as good news to buyers: The median price of Active listings rose to $839,000 (up from $794,450 in November), which is the highest it’s been since May 2009, when it was $898,500. By contrast, in December 2013, the median price for Active listings was $637,500.     As a horse-property specialist, Tumalo has always been of particular interest to me because that’s where you’ll find many of the most desirable horse properties in Central Oregon. Because...
Tumalo Oregon Real Estate Market Report for November 2014

Tumalo Oregon Real Estate Market Report for November 2014

November was a fairly quiet month for the Residential real estate market in Tumalo. The number of Active listings decreased quite a bit (down from 52 in October to 40 in November), as did the number of Closed sales (down from eight in October to three in November). Actually, only one month in 2014 had fewer sales (March, with two); the average number of sales for the other nine months of the year was 6.5. And not only were there fewer sales in November than is typical for Tumalo, but the Closed sales were all below $500,000. Last year at this time, there were six Closed sales. Judging from the Pending sales, however, the sales slowdown will be short-lived: By the end of November, there were nine Pending sales (up from three in October). Of those, more than half (five) were for properties listed above $500,000; one was for a property listed for just under $2 million. One potential cause for concern in November is the once-again rising median sales price for Active listings, which increased from $741,000 to $794,450. That’s the highest it’s been in the past five years, with one exception (in March 2012, it was $799,000). Compare that to the median sales price for Closed sales ($415,000) or even Pending sales ($539,000) and you can see potentially rough seas ahead for some high-end Tumalo sellers. With the sharp drop in Active listings, the overall supply of homes on the market in Tumalo also decreased notably in November—down from a 7.3-month supply in October to a 5.9-month supply—making it a fairly balanced market (a six-month supply is...
Tumalo Oregon Real Estate Market Report for October 2014

Tumalo Oregon Real Estate Market Report for October 2014

In October, there only a few slight changes in the Residential real estate market in Tumalo. The number of Active listings, the median price of Active listings and the number of Closed sales  all decreased just a hair (actually, less than I would have expected). However, if you compare these statistics to those of October 2013, you see a few key differences. Perhaps the biggest shift concerns the sales price of Active listings. In October 2013, the median price of Active Residential with Acreage (RW) listings in Tumalo was $575,000; by October 2014, it had risen almost $200,000 — to $741,000. Likewise, the median sales of Closed RW sales has risen significantly in the past 12 months — but not nearly as much as the list price of Active listings (which is up from $415,750 to $517,500). That’s taking into account that October 2014 was a strong month for high-end sales: Four of the eight closed sales were above $500,000. (However, only one of those — a million-dollar sale in Deschutes River Ranch — was above $705,000.) Speaking of million-dollar properties, that’s another category that has shifted significantly since October 2013. Back then, there were just eight million-dollar Active listings, compared to 15 in October 2014. So million-dollar sellers, take note: That means that 29 percent of Active listings are now above the million-dollar mark. Lots of competition there! By contrast, in October 2014, there were only six Active RW listings below $400,000 in Tumalo. When it comes to the overall supply of homes on the market, Tumalo isn’t quite as balanced as it was a year ago at...
Tumalo Oregon Real Estate Market Report for September 2014

Tumalo Oregon Real Estate Market Report for September 2014

In many ways, the Residential real estate market in Tumalo during September was almost identical to September 2013. There’s the number of Active listings: 55 in September 2014, 53 in September 2013. There’s the number of Closed sales: 10 in September 2014, nine in September 2013. There’s the most expensive Active listing:$6,600,000 in September 2014; $6,700,000 in September 2013. However, the differences between the two months are perhaps more telling. The average price of Active RW listings, for example, in September 2014 was $757,000 — significantly higher than in September 2013, when it was $575,000. The most popular price point for Active listings has also risen: In September 2013, it was the $450,000-$499,999 range; in September 2014, however, there was a tie between the $550,000-$599,999 and $750,000-$799,999 ranges. Likewise, the number of Active million-dollar listings has risen sizably since September 2013: up from nine to 17. On the other hand, the median price of properties that sold in September 2014 is significantly lower than it was in September 2013: $415,750, compared to $461,000. Meanwhile, the overall inventory (which is determined by dividing the number of Active listings by the previous 12 months of sales) has risen a bit: up from a 6.9-month supply in September 2013 to an eight-month supply in September 2014. As a horse-property specialist, Tumalo has always been of particular interest to me because that’s where you’ll find many of the most desirable horse properties in Central Oregon. Because its boundaries are up to interpretation, please consider the following statistics a general barometer of the area’s real estate activity that includes most, but not necessarily all,...
Tumalo Oregon Real Estate Market Report for August 2014

Tumalo Oregon Real Estate Market Report for August 2014

In August, the Residential real estate market in Tumalo saw small improvements across the board: The number of Active listings increased a bit (up from 61 in July to 68 in August). The number of Closed sales increased a bit (up from seven in July to nine in August). And the Days on Market (DOM) decreased a bit for Active listings (down from 141 DOM in July to 134 DOM in August) and decreased more than a bit for Closed sales (down from 137 in July to 98 in August). One shift that might be a cause for concern is a sizable increase in the median price of Active listings, up from $649,000 in July to $722,000 in August. (The median price is the price where half the homes sold were cheaper and half were more expensive.) That’s the highest it’s been since April 2013 (when it was $712,000) and the only time this year it’s been above $700,000. The potential problem is that the median price for Tumalo’s Closed sales in August was just $395,000. That’s quite a gap between Active list price and Closed sales price. Unfortunately for buyers, there are absolutely no Active RW listings in Tumalo below $200,000 (and, in August, there were just eight Active listings below $400,000). Meanwhile, 29 percent of Tumalo’s Active RW listings are now priced above $1 million (20 of 68 Active listings). In fact, the average list price in August was $1,010,486. (The average price is the sum of the values of all the listings divided by the total number of listings.) However, in August, there were no million-dollar sales...
Tumalo Oregon Real Estate Market Report for July 2014

Tumalo Oregon Real Estate Market Report for July 2014

Since July was the busiest month of 2013 for the Residential real estate market in Tumalo, I thought we might see a repeat this summer. But that wasn’t the case. There were just seven Closed sales, compared to 12 in July 2013 (and eight in June 2014). If sales are down, it isn’t because of the lack of listings — in July, there were more Active listings than in any other month during the past three years (61). By contrast, there were 52 Active listings in in July 2013 and 47 in July 2012. On the other hand, in July 2011, there were 79 Active listings. The problem could be that even though Tumalo has more inventory overall, the number of million-dollar listings is on the rise again. In May, there were just eight Active million-dollar listings, compared to 17 in July.  In other words, 27 percent of Tumalo’s Active listings are now priced at $1 million or more. Ouch! And, unlike 2013, in which million-dollar sales were routine — last July alone, there were three million-dollar sales — July 2014’s highest-priced Closed sale was for $662,500. There were, however, two properties listed above $800,000 under contract by the end of the month. One welcome improvement involves the Days on Market (DOM) for Active listings. Not that long ago, it wasn’t unusual to find properties in Tumalo that had been listed for more than a year (or two or three…). However, in July 2014, there was just one property that had been on the market more than 280 days — and it’s by far the most expensive Tumalo property...