One Story Floor Plans (Vancouver, Orchards: real estate, rentals, assessor)

[Redrover]

Does anyone know of home builders in the Vancouver area who build single story homes in the $250,000 - 300,000 price range? Two story plans seem to be the norm but I absolutely want a single story plan. My husband and I will be up in that area next week and I would like to know if there is anything to look at.

[PNW-type-gal]

Land values have gone up enough that 2 story house are the norm because you can fit more square footage on a smaller lot. There are several builders who have stock 1 story plans, but the trick is finding the lot to accommodate the plan.

Your best bet is probably finding one of the on-line real estate sites that allow you to search the MLS. Realtor.com is the real estate industry's generic trade organization site, and I think they have an MLS search feature - if you use the "advanced" search option, you can specify 1 story houses only. Beware houses built in the 60s and 70s in the suburbs, as they tend to have no insulation and ceiling heat. (Unless it says otherwise in the listing.)

[StealthRabbit]

Originally Posted by PNW-type-gal

... Beware houses built in the 60s and 70s in the suburbs, as they tend to have no insulation and ceiling heat. (Unless it says otherwise in the listing.)

Good advice... when we moved from Colo, we froze to death in our Vancouver rental house with ceiling heat. When my s-in-law from Hawaii came to visit she would stand on the toilet with her hands on the ceiling to 'warm--up'. My heat bill doubled that month ...

another issue, is get something with big south facing windows, as we were really sickly in that home as whole south side was blocked. It is tempting to buy 'In the trees', but avoid that;
1) dark and COLD in winter
2) moss grows on roof and walks
3) moss grows on painted walls - and your windows
4) heavy wind can drop a tree through your house.
5) rain gutters fill with pine needles


There are a lot of single story homes in "the Height's" (preferred), Orchards ('dog-patch' / lot's of rentals) and the early portion of Cascade Park (2nd choice...near 205, south of Mill Plain Blvd). I'd be leary of buying new, unless you find a distressed contractor selling a spec house. (expensive, + curtains, landscaping, closet accesories, and appliances, + poor quality, and potentially due for significant price depreciation, and could be tough to resell... cookie cutter tract homes, lots of competition) Probably adequate supply of used with character. I've had 3 friends sell their "pristine" single stories this year. So keep your eyes open. There probably are some real bargains from the lenders. Get yourself some contacts. Of 19 transactions, I've never bought a home from a realtor, they are a hassle to deal with, often poorly informed on legal issues and prices probably inflated by about 10%....

Keeping your Sq Ft low is pretty important with Clark County taxing at $250/ sq ft valuation..... My last building costs were $38/ SF. My taxes are ~ 2x my mortgage payment.

Remember to calculate your taxes on your purchase price, as what you pay is what it's worth, unless the assessor decides to raise it. (they often say "You got too good of a deal ! Let me show you some comps", as they pull out the most outlandish priced places you can imagine (and people PAID that!)!) WA law require taxes to be paid on Total Fair Market Value. Check with the county assessor, as Mill Levies vary a lot. (within a city block). I expect taxes to increase substantially, as the city and county have built a huge infrastucture to support high growth. You can bet they won't be laying anyone off... Beware of Impact Fees (for new construction; schools, transportation, parks...) They can be significant, as well as utility extensions (PUD), even tho the builders get a 'credit' for installing, buyers pay the price... thus "used" homes can be a value. Do check out the area near "tower mall" (west Heights) as there are some nice areas with parks, and it is really central (between I-5 and I-205), very easy to airport, and light traffic (unlike 'suburbia') which can be an absolute nightmare. Be sure to check out your location of choice during early AM and evening rush hr. These streets get PACKED, and lots of 'road rage' / aggressive drivers in suburbia.(164th..AVE, east and 134th Street north, to name a few)