Julie's Cabin - Small Cabin Forum (8)

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Julie2Oregon Member	# Posted: 21 Apr 2016 02:25am Reply toyota_mdt_tech Oh, no, no. I'm a Pennsylvania steelworker's daughter. No "steel magnolia" here, hahahaha! Forever Yankee! I'm making plans to fly up to Oregon in a couple of weeks to look at properties. I've identified 9 between Medford and Bend, basically. Lots of driving, haha. I reserved a Ford Fusion at the airport to make darn well sure I don't end up with another Fiat. The Enterprise franchise I used last time was quite small and didn't have very many cars. They were awfully nice people, though.

toyota_mdt_tech Member	# Posted: 21 Apr 2016 08:55am Reply Julie, you know FIAT is an acronym for "fix it again tomorrow (or Fix it again Tony, Tony is Italian)

Julie2Oregon Member	# Posted: 21 Apr 2016 04:44pm Reply toyota_mdt_tech Bwahahaha! The "mighty mite" handled mountains fine. But it didn't like rain. Oh no, it did not!

cabingal3 Member	# Posted: 21 Apr 2016 07:48pm - Edited by: cabingal3 Reply Julie.me and Gary have been trying to get the land thing right since the 70's back to the land movement. we got land back then that had the lowest water table ever.the neighbors dug 450 ft.still no water. we sold. then we got land up on a cliff.we had to etch out stairs in the cliff side just to try to get up there to haul our wood to make a cabin shed.there was so many hoa's .we could not survive there. so we sold. i admire u are really looking.there is alot of land in oregon for cheap cheap. dont give up. gar warned u about the one place cause we were worried about u shopping in that town alone. when we go there we are sort of leery but not scared.we keep our eyes open and never go there after dark. anyway.dont give up.

abby Member	# Posted: 22 Apr 2016 02:02pm Reply can't wait to hear/see the properties you look at, Julie! my steel town girl......

Julie2Oregon Member	# Posted: 22 Apr 2016 05:56pm Reply Well, the cabin I was mega-interested in at Rocky Point is under contract. Boooooo. I kinda had a feeling because it stopped showing up on some of the realty sites lately. And three of the really nice places on the outskirts of Klamath Falls are under contract, too. I wish I didn't have this darn roof situation to deal with at my current home. The estimates are much higher so far than what my insurance is allowing and I'm going to have to appeal. Yay. Not. And I haven't even gotten estimates yet on the repainting and carpeting. Cabi, I'm going to drive up and see that place just for the heck of it. I looked at the area and the history and I think it might be worth considering if I talk to the neighbors and get a good feel. It's pretty far from the town and in a subdivision with homes that have sold for, on average, $150K over the past two years and are occupied. So those folks should be able to share some insight of the neighborhood. I did a crime scan, too. No reported incidents. Yeah, I wouldn't go to that town. Uh-uh, from what I've read. No matter where I live in the area, Klamath Falls will be my shopping destination. Hahahaha, and I'd better not forget anything when I'm there! I've decided that powdered and shelf-stable milk will be a good thing! I'm also looking around Gilchrist and Crescent Lake. Even as far as La Pine. In that case, I'd be doing my big shopping in Bend. I don't think I'll likely go that far but we'll see. I'm no stranger to ice and snow, having lived for so many years in PA and Northern New England. But I'd have to really love the properties to do that. My goodness, Cabi, you and the mister have really worked hard on your dreams over the years! A cliff! Carving steps!!! I thought I was reasonably brave and charged through life. Nope. I bow to you guys! I'm so happy that you found your piece of paradise and have such a lovely homestead now! You're really building a wonderful cabin life!

Julie2Oregon Member	# Posted: 22 Apr 2016 06:30pm Reply abby I'm just delighted to find so many nice small homes/cottages/cabins for sale in Oregon. It reminds me of home! Everything decent in Texas to buy is big. If it's not, it's dilapidated beyond consideration. Just to give you an idea, my previous home (which was new construction) was 1,500 square feet and COUPLES and young families with one kid were telling me it was too small. Really?! A 3/2 with an attached garage, dining room, living room, and great room is too small for 2-3 people? I had a heckuva time selling it! My current home is 1,400 sq. ft. and I'm not even messing with that. I went straight to investors who own properties to rent. People here will pay a good chunk of money to rent a house this size but they won't buy one. I dunno.

Julie2Oregon Member	# Posted: 13 May 2016 05:51pm Reply So, things are coming together but slower than I'd like due to circumstances beyond my control -- namely, Texas weather. We've had a crazy number of storms with no more than a couple of days break in-between. I'm having a tough time getting this new roof on my house. Barring an unexpected change in the forecast or some delay in the arrival of the roofing materials (I'm obviously far from the only one dealing with this), the new roof is going on Wednesday-Thursday. The investor who wants to buy my house is set to come over Thursday to inspect and get into the nitty-gritty of the sale. After that, I can fly up to Oregon to look at the cabins for sale that are suited to my needs and budget. I've spoken with the Realtors handling each and have researched them online. My son's going with me -- he can't get away from work until the first week of June -- so I'll have to advise him to keep his mouth shut when I'm trying to keep my cards close to the vest, lol. When he gets enthused about something, he tends to blurt out too much info -- as I found when I was trying to help him negotiate on his auto purchase back in February, sigh. It will be interesting to see what transpires and which one becomes Julie's Cabin. All can be moved into immediately; one needs more reno than the 2. I could buy the one that needs more reno flat-out with cash so that closing would be quick. The others would require financing and I'd see if I could live at the cabin and pay rent (perhaps it could be credited toward the purchase price) until closing. I'm going to add some contingencies, such as I want the septic system pumped before I take possession, and the well tested for water quality, gpm, pressure, etc. Survey, of course, if a relatively recent one hadn't been done and the usual home inspection.

toyota_mdt_tech Member	# Posted: 13 May 2016 05:58pm Reply Quoting: Julie2Oregon I'm going to add some contingencies, such as I want the septic system pumped before I take possession, and the well tested for water quality, gpm, pressure, etc. Survey, of course, if a relatively recent one hadn't been done and the usual home inspection. I think septic pumping is a requirement for transfer of ownership, but do add it. And the well getting a clean bill of health, physically and mechanically is a good idea.

Julie2Oregon Member	# Posted: 13 May 2016 07:47pm Reply Quoting: toyota_mdt_tech I think septic pumping is a requirement for transfer of ownership, but do add it. And the well getting a clean bill of health, physically and mechanically is a good idea. Thanks! One of the places actually comes with septic and well reports/records on file so that what made me think of that for whichever property I buy! I'm trying to retain my patience because I just want to move already, lol, but I've tried to use the delays in beneficial ways. I know folks here have said that upgrades to my home don't matter much for selling price but for the purpose for which my buyer is buying, they do. He's evaluating my asking price in terms of rent and his return on investment. A reroofed, recently repainted rental with a 2-year-old water heater and updated master suite and kitchen means he won't have to put a dime into it and he'll easily get higher rent. Because my son rents and just moved into a new complex in January, I'm familiar with the market and what the apartments look like/include. Yikes. My son is paying $670 for a very dated, bland, two bedroom, one bath with a tiny kitchen and small living room. I've spoken with families renting 3 bedroom homes smaller than mine and in sketchy areas paying $850. My home is just outside the city limits, quiet, in the country but convenient to town. I used comparables and what I knew of the rental market to price my home and then targeted investors so I could get a fair price but sell quickly. I'd rather take slightly less from an investor but sell easily than to sit around waiting for young, moderate-income, first-time buyers to get financing together. For the size of my home, that's the owner-occupied demographic who would be most interested. Fingers crossed!

bldginsp Member	# Posted: 13 May 2016 07:55pm - Edited by: bldginsp Reply And a trip to the local building department to get copies of all records of permits for the parcel is a good idea. That will tell what was and wasn't permitted. As well, you can go to the local health department and get info on the well and septic. It's good to know when the septic was installed, because they are only good for X number of years. The seller probably doesn't know when it was installed, but I wouldn't rely on them. If the septic is older, the next question is whether there is enough area on the parcel to install a new drainfield when the time comes. That is, if they will let you instal a new drainfield. Someone I know bought a house 20 years ago, his drainfield is failing, but he can't replace it because of a high ground water level. In the past they allowed septics in high ground water, not any more. He has an unsolvable problem. So you want to come into it with your eyes open. Health can also tell you when the well was drilled, how deep, rate of water flow into the well, if they kept those records. But they can also tell you generally what the water quality in the area is. If there's coliform in the water there is a breach somewhere.

Julie2Oregon Member	# Posted: 13 May 2016 09:05pm Reply Two of the properties had the septic installed within the past several years, so those are good to go. (Heh, no pun intended. Maybe.) I'll have to "dig" into the reno property. I'll bop around the county offices if there's no other choice. But, there's a very finite number of contractors in this area and, happily, I've found a website in which you can actually see the permits pulled by contractors for properties in an area. It's been invaluable to me for seeing permits, type of septic systems required at various properties, and the costs of all sorts of permits and projects. I discovered that some poor bloke at a house down the road from one of the cabins I'm looking at got nailed by the county and state for doing electrical work without an electrical contractor's license. Looked like he was working on his own place, too. See, I'd rather not blow into town and "announce" my purchase intentions to the county. It's quite clear by the property tax histories that the assessor hasn't been around in awhile. The sale could trigger a reassessment, I don't know, but I don't want to keep poking a sleeping tiger. Or have the building inspector, code enforcement people, whatever, decide to come on up to say hey and decide, for example, that the detached carport with the sides should have a permit and will have to be redone or torn down. I'd be pissed. If there's no other choice to get the info I need, I'll heave a sigh and do what I need to do as circumspectly as possible. But I'd rather look through other channels than the county government. All sorts of well information, for instance, is available at the state site online because you have to register a drilled well, test, and file reports with the state well master. Poor Oregon. The government people there might be entirely reasonable but after 2 decades of dealing with jackasses in Texas, I'm jaded and want to avoid the officious crowd as much as possible, lol. What I could do is get a buyer broker to work for me and make inquiries at the county if I can't find everything I need. That way it would look like she or he was simply assembling info on properties for whoever, whenever someone came along.

bldginsp Member	# Posted: 13 May 2016 09:35pm Reply More jurisdictions are putting permit info online, so you can look without raising suspicions. Rural areas will probably be the last to do it though, due to cost.

toyota_mdt_tech Member	# Posted: 13 May 2016 10:08pm - Edited by: toyota_mdt_tech Reply Julie, those dept will be hit and miss. In my county where I live, they act as if they are doing you a favor and also as if you are bothering them. In the county where I built, all super nice laid back country folk, helpful, nice polite, answered questions, and well beyond. As a novice at dealing with the depts, I wasnt even sure what questions to ask. Anyway, my experience with the county folks where my cabin was, was nothing short of stellar. Of course, I went in very polite, not swinging. Catch lots of flies with honey vs vinegar. In fact, I was told the inspectors loved inspecting the rural cabins etc. Lots of fun, they get out in the countryside, more relaxed vs some in town warehouse or business store front. Good luck to you Julie. You have done loads of homework, so you will go into this well prepared. No one will be able to get one over you, that is for sure.

MtnDon Member	# Posted: 13 May 2016 11:05pm Reply Quoting: Julie2Oregon Looked like he was working on his own place, too. Most (?) locations let the homeowner pull a permit for electrical or plumbing after passing a test. The fees have been moderate whenever I have done that. Then it gets inspected; you pass, you are legal. Same idea as pulling your own construction or remodel permits. Quoting: Julie2Oregon The sale could trigger a reassessment, A sale will almost always produce a reassessed evaluation amount, based on the price the property sells for. Some counties have a maximum tax value rise per year. When someone owns a property for decades that can make the tax assessors value far under that of properties that have changed hands more frequently. Some of that has been countered by the decrease in property evaluation since 2008 or so.

Julie2Oregon Member	# Posted: 14 May 2016 03:11am Reply MtnDon In TX, they revalue every single stinking year. It sux. My valuation went up more than $2K this year simply because we repainted the exterior last summer. And it wasn't like the exterior NEEDED to be repainted and the house looked dingy. I just wanted a color change. Guess the assessor liked the new color. A lot. There's nothing else that would explain that increase. Values here are quite static and the value hasn't changed by more than a few hundred bucks in the past 8 years. I don't know why the guy got nailed for doing the electrical work at that home. I just read the decision which was short on details. But it pretty much had to be someone who was attached to the property because there wasn't any lawsuit or reference to fraud/money/payment. Perhaps there was a fire or incident that put others in jeopardy and required a fire response? Dunno.

Julie2Oregon Member	# Posted: 14 May 2016 03:44am Reply toyota_mdt_tech Yeah, I know what you're saying about the counties, lol. I've spoken with the planning director and code enforcement guy in this one, plus the on site clerk. Pleasant, helpful but I didn't give them the legal description or tax lot number of my land and kept things a bit vague in that regard. I've chatted with folks in the area, too, about building experiences. I get the feeling that the county folks are, in varying degrees, by the book but they don't go around looking for things on their own. However, if they get a call or if someone goes to them, then they will be officious. Which is why I don't want to go waving around any flags in front of them, lol. We'll see what happens. The cabin I have the most questions about is the one that needs reno. It's the one I'm most eager to see, though, because the shell appears to be decent, it has septic, a well, and electricity, and the location is fantastic. I can make it my own. The woodstove wasn't EPA-certified and had to be removed but the thimble remains and the roof is in good shape so it will be easy to get the Wiseway installed. It's less-expensive than the others because it's on just a bit more than a half-acre. But it's a gorgeous half-acre of tall pines and across from a lake. The half-acre could be an issue if the septic is failing. I could probably apply for a variance to put in a composting toilet (which is permitted) and a greywater filtering system, as I planned to do if I built a cabin, anyway. If that wasn't a possibility then the peat alternative system would work fine. It doesn't require a large drain field. The cabin is only 740 sq. ft. with 2 bedrooms, 1 bathroom so the planning board would be amenable to a small system.

Julie2Oregon Member	# Posted: 14 May 2016 04:22am Reply bldginsp This county has e-permitting if you're building so you can check on inspections and such. You can't randomly check other properties, though.

Julie2Oregon Member	# Posted: 3 Jun 2016 08:48am Reply So, it's an interesting turn of events. The investor is still interested in my home but an emergency precluded him from making our appointment. Meanwhile, I got a call from a guy who saw my place on Zillow, wanted to come by, likes it, wants to buy it, and has set to work on financing. I'd rather sell it to someone who loves it and wants to make it home rather than to someone who wants to turn it into a rental. That's my sentimental side. My other side says Most Money and Fastest Closing Date Wins! I'm just really psyched to have buyers even before the house was technically on the market. But the sooner the better because I need to put earnest money down on a cabin. I've made my decision. As soon as I have it under contract, I'll divulge. I hope it won't be too much longer. Oh, funny thing -- really glad I did the Faucet Replacement From Hell. After my neat color scheme and cabinets in the kitchen, the thing the buyer was really enthusiastic about was the new faucet. Not the stainless steel appliances or all of the counter space. Nope. The faucet. Said he was wanting that type and he liked that my home had the quality "extras" in it like that faucet because the others in this price range that he's looked at haven't. Yay!

abby Member	# Posted: 3 Jun 2016 07:46pm Reply Yay! one step closer? I hope so!!

Bret Member	# Posted: 3 Jun 2016 08:49pm Reply The faucet! Had to laugh at that. My dad used to say about the man who kissed the cow "you can never account for people's taste". You, my dear, have a deep talent of knowing how to stage houses for selling. Ha,there's money to be made there. Looking forward to hearing more about your journey.

Julie2Oregon Member	# Posted: 4 Jun 2016 07:47pm Reply abby Yeah, this house will be sold soon. I got yet another call and interesting offer yesterday from a guy who offered my asking price and is willing to set a closing date, but a delayed one, with guarantees. I'd need to have a lawyer look over that offer and told him I'd have to think on it. To do it, I'd have to structure my own offer for the cabin in Oregon similarly and see if they'd be willing to let me live there and pay rent until we closed, at which time I'd pay cash. Gah, so much to think about. But I'm just glad there's so much interest in my house! Bret, Thanks! LOL, I was telling a friend that I should have a show on DIY or HGTV on haunting Habitat for Humanity ReStore and the Big Box Clearance and Ooops! Paint sections to do remodeling. Because that's how I do it. I take particular joy in finding and bringing together disparate elements, good and usable things other people don't want, to create something lovely and special. I'm willing to put the time and work into it -- and it does take me awhile because of my physical limitations -- but the result is very satisfying. I just plug away and sometimes enlist the help of friends or hire someone who needs work to help with the things I can't do. Such as teens or people who are struggling for a number of reasons. I can't wait to get started on my cabin!!! That will be my last-ever home to add my creative touch. Haha, I was VERY happy to see that Medford has a large Habitat for Humanity ReStore and I regularly look at the Craig's List Materials section to see what folks put on offer. I'm going to have a blast!

Julie2Oregon Member	# Posted: 18 Jun 2016 09:32pm Reply I swear I'm going to have an ulcer by the time I close on a property, sigh. I lost the cabin to another offer that came in at the same time but could close sooner. So it's back to the drawing board. My big concern is that my house here will sell and I'll have no place secured yet in Oregon. It would be tough to find a place to rent temporarily with three dogs. And they're part of the family. You don't rehome family. This is a seller's market. You've got to be fast. Tough to do from 1800 miles away. But I enlisted the help of a buyer-broker who has a very good feel for what I want and can act on my behalf. Building has re-entered the equation, if necessary, but with a slight twist. In an area I'm very interested in there are half-acre lots that already have wells, septic and power at a decent price. My educated guess is that because the area is near some sensitive ecological areas, that was a condition of development. In this case, building a small cabin would be a snap because the necessary systems are in place and my small dwelling wouldn't pose a density issue. The zoning is R-5, so all is well there, too. At least with land purchased that has septic and water, I could do the camper thing in the short time it would take to build a cabin. It's an option. Buying an existing place would still be easier for me.

Littlecooner Member	# Posted: 19 Jun 2016 08:28am Reply I know you like the southern part of Oregon, but look this place in north central Wyoming. I love this little town/community and it is not that far from the big cities, Very quaint, quite part of the world and to my knowledge, WY does not have all those crazy rules that one must live by and within. If you stay away from the northwest corner of the state, it is all quite and laid back, IMHO. I would love to own this place! http://www.realtor.com/realestateandhomes-detail/2-Lodore-Ave_Story_WY_82842_M80766-5 7778#photo12

Julie2Oregon Member	# Posted: 19 Jun 2016 06:11pm Reply Littlecooner That's an adorable cabin!!!! But kinda pricey for the small cabin and lot, no? Look what a bit more money would buy in Oregon: http://www.realtor.com/realestateandhomes-detail/18506-Freight-Road-Ln_Klamath-Falls_ OR_97601_M18520-26228#photo0 Drop-dead gorgeous place on more than an acre of wooded land. If I wanted a bigger place and a bigger mortgage, lol, I'd snap this baby up in a heartbeat. I have friends on the West Coast and my son is applying for jobs there, too. I wouldn't want to be in Wyoming all by myself.

Julie2Oregon Member	# Posted: 19 Jun 2016 06:27pm Reply Crikey, I just posted that cabin as an example but then I went back and looked at the price history. The people bought it last year for $124K and did some minor stuff like painting and are now trying to resell it for a lot more. They're flippers, I think. Geez, the taxes are only $1200/year and the tax assessment is $104K. Hmmm, I wonder. It's a LOT more cabin than I had in mind but it's still smaller than my current home, which was my goal. I shouldn't dismiss it. Gah, it's even a saltbox, lol.

toyota_mdt_tech Member	# Posted: 19 Jun 2016 10:04pm Reply Quoting: Julie2Oregon http://www.realtor.com/realestateandhomes-detail/18506-Freight-Road-Ln_Klamath-Falls_ OR_97601_M18520-26228#photo0 Julie, those big trees next to the house would have to go. Firewise, OK, but swaying in high winds could be an issue and I would worry about roots lifting/moving foundation. Otherwise, nice place, especially for the price.

Julie2Oregon Member	# Posted: 20 Jun 2016 12:27am Reply toyota_mdt_tech Great point on the trees. This place is gorgeous. WAY more than I need but, yeah, lol. I love the style and features. I'm intrigued by how the beautiful tongue-and-groove was installed diagonally on the first floor. They did such a good job on the interior. Lots of wood but broken up enough so that it's not dark and too much. I'm not a big brick fan but it looks really good around the stove in the living room. I like getting ideas. I'm sure this place is going to sell quickly.

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