Strategic Realty

solutions for real estate

  • Buy
    • Search Real Estate
    • Tour Open Houses
    • New Homes For Sale
    • Popular Communities
    • Golf Courses
      • Tetherow
      • Pronghorn
      • Lost Tracks
      • Brasada Ranch
      • Meadows
      • Woodlands
      • Crosswater
      • Awbrey Glen
      • Widgi Creek
      • Rivers Edge
      • Caldera Springs
    • Distressed Property Listings
      • Bank-Owned Properties in Central Oregon
    • Property Taxes for Deschutes County
    • Relocation to Bend
  • Sell
    • Quick Property Valuation
    • Short Sale FAQs
  • Read
    • Press Releases
    • Blog
  • About
    • Our Team
    • Contact

Deschutes County Rural Accessory Dwelling Unit* (ADU) Update

By Kerry ONeal

Deschutes County Board has approved amendments related to Rural Accessory Dwelling Units (ADUs), influenced by Senate Bills 391 and 644. These amendments aim to set standards for rural ADUs in Oregon’s rural zones, addressing housing diversity. Changes to the Deschutes County Code have been made, with key points including property size, ADU dimensions, and proximity to fire protection. Wildfire regulations remain a significant topic, with further revisions anticipated.

Key Update: On August 9, 2023, the Deschutes County Board of Commissioners convened to deliberate on this proposal. The result was a unanimous decision to adopt the proposed amendments, albeit with specific modifications. We anticipate the final adoption of these changes in the upcoming weeks. We encourage you to revisit our site for the finalized amendments and their subsequent implementation timeline.

Amendment Overview: The fundamental aim of these amendments is to establish local standards for rural ADUs as enabled by Senate Bills 391 and 644.

Deschutes County Code (DCC) Modifications:

  • DCC 18.32, 18.60, 19.12, 19.20, and 19.22 now incorporate rural ADUs as an authorized use in all marked rural residential exception territories, inclusive of the Multiple Use Agricultural Zone and Rural Residential Zone.
  • DCC 18.116 and 19.92 introduce definitions and approval standards for rural ADUs, aligning with SB 391 requirements.
  • DCC 22.04 includes rural ADUs among the permit types necessitating Lot of Record Verification prior to establishment.

Background & Context: Rural residential zones pepper the state of Oregon. These zones, by their definition, sit outside urban growth boundaries. Historically, they lacked diverse by-right accessory dwelling opportunities, challenging the realization of inter-generational and alternative housing options. The Oregon Legislature’s adoption of SB 391 in 2021 has marked a significant shift in this narrative.

State-Set Standards for ADUs: Key criteria, as delineated in Senate Bill 391, include:

  • Rural residential zone ADU ordinances adopted by a county.
  • Parcel sizes of two acres or more with an existing single-family dwelling.
  • Proximity to a fire protection service provider.
  • Adherence to state laws regarding sanitation, water supply, and wastewater disposal.
  • Limitation to 900 sq. ft. of usable floor space and various siting standards.

ADU Limitations: Several restrictions apply to these units, including a stipulated distance from the main dwelling, prohibitions against short-term vacation rentals, subdivisions, and placements in urban reserves.

Wildfire Regulations Update: While SB 391 initially incorporated various wildfire hazard mitigation measures, the State has witnessed substantial public concern and feedback. In response, the Oregon Department of Forestry (ODF) pulled back its initial risk map in July 2022. We await further updates on this front, especially in light of the recently passed Senate Bill 644 on May 8, 2023.

Current Proposal Status: As mentioned, the Deschutes County Board of Commissioners has given the green light to the proposed amendments with modifications. Applications will still have to wait for the updated Oregon Wildfire Risk Map. We urge our patrons to stay tuned for the forthcoming finalized details.

  • – An Accessory Dwelling Unit (ADU), often referred to as an “accessory” or “additional” dwelling unit, is a secondary living space that exists either within the same structure or on the same lot as the primary residence. In the realm of real estate, the term “ADU” is notably versatile, taking on a myriad of names depending on regional nuances and individual preferences. Many know them as “Granny flats,” an affectionate nod to their frequent use for accommodating elderly family members. In similar familial contexts, they might be referred to as “in-law suites” or “mother-in-law apartments,” suggesting their suitability for extended family. Some see them as “secondary suites” or “backyard cottages,” emphasizing their auxiliary nature and common placement on a property. In urban settings, the quaint “carriage house” or “laneway house” monikers often emerge, hearkening back to historical architectural forms. “Garden suites” paint a picture of a dwelling amidst lush greenery, while terms like “basement” or “garage apartments” clearly define their location. “Companion units” evoke a sense of partnership with the main residence, and in contemporary discourse, even “tiny houses” might enter the conversation if they rest on a foundation and align with ADU criteria. Whether labeled as a “bonus unit” or a “guest house” with comprehensive living amenities, the essence remains the same: a versatile, independent living space that complements a primary residence.

Filed Under: Blog Posts Tagged With: ADU, Development Code, Tiny Homes, Zoning

Why You Should Use Strategic Realty’s Property Search Over Zillow or Redfin

By Kerry ONeal

All the Listings, None of the Hassle

If you’re on the hunt for a new home, commercial space, or industrial property in Central Oregon, you’ve probably heard of big names like Zillow and Redfin. But what if we told you that Strategic Realty offers you access to the exact same properties, with several unique benefits?

What Is Our “Property Search System”?

Our “Property Search System” is like your personalized catalog of real estate opportunities. It’s customized to show you properties that match your specific needs, whether you’re searching for a family home, a commercial storefront, or a specialized industrial space.

Benefits of Using Strategic Realty’s Property Search System

Access to All the Listings

We offer access to all the same listings you’ll find on larger platforms, but with added value—like personalized, local expertise you can’t get from a national site.

First Dibs on Upcoming Listings

Once you’re registered and we know what you’re looking for, you can get early access to listings before they even hit the market. Many properties are known to us before they hit the market. Talk about a leg up on the competition!

We Need to Know Who We’re Helping

To deliver this personalized service, yes, we do ask you to tell us a bit about yourself. This helps us help you. And don’t worry—if you want to browse in peace, just let us know. We’re not here to hassle you.

Your Data Is Safe Here

When you sign up, your personal information stays with us. We don’t sell or share your data, so you can search with peace of mind.

Local Expertise and Specialized Services

We offer insights and services you won’t find on big platforms. Think distressed properties and deep local market knowledge.

Custom Alerts Customized Just for You

Receive real-time notifications on new listings, price changes, or market trends, all tailored to your specific criteria.

Start Your Property Journey Today

Why settle for a one-size-fits-all approach? With Strategic Realty, you can enjoy a personalized, secure, and insightful property search experience. Register today and discover the difference we can make in your next real estate venture.

Filed Under: Blog Posts, Buyer Tips

Why Hiring a Licensed Drone Operator is Crucial When Selling Your Property

By Kerry ONeal

Introduction
Deciding to sell your property is no small undertaking. In an increasingly competitive real estate market, your property needs to capture attention swiftly and definitively. Aerial photography, facilitated by drone technology, provides an unparalleled ‘wow’ factor. According to the National Association of Realtors, properties showcased with aerial imagery are 68% more likely to sell. However, employing drones for real estate marketing comes with its own set of legal and ethical responsibilities. In this article, we explore the critical importance of hiring a licensed drone operator when selling your property.

Legal Implications: FAA Regulations
The Federal Aviation Administration (FAA) has stipulated that unlicensed drone operators can face penalties starting at $1,100 per violation. Moreover, individuals who hire unlicensed drone operators can face fines starting at $11,000. The person doing the hiring is 10x more liable than the illegal pilot. If you’re an unlicensed drone pilot capturing footage of your own property for purposes of selling it, you could incur double penalties, amounting to $12,100. It’s also important to note that these penalties are per “operation”. That means that if the pilot lands and takes off again in the same photo session, that’s double the penalties.

It’s Not Enough To Hire a Realtor
Many real estate professionals are unaware of the serious implications of drone photography. Without a remote pilot certificate from the FAA, everyone risks substantial penalties. One individual in Minnesota without this certification was fined a total of $39,700 for multiple flights conducted to obtain photographs for real estate listings. The real estate brokerage firm that engaged the unlicensed pilot was able to avoid penalty, but had to comply with FAA subpoenas, a process that required a considerable investment of time and resources.

Beyond Monetary Penalties
The FAA also has the authority to revoke or suspend pilot certificates. This is not limited to drone pilot certificates but extends to Part 61 commercial pilot certificates as well. In one instance, a pilot faced a $3,000 fine along with the revocation of their pilot certificate.

Ethical and Privacy Concerns
The use of Unmanned Aerial Systems (UAS) can potentially result in liability claims related to invasion of privacy, depending on the jurisdiction. Nuisance and trespass actions may also arise if aerial surveillance is found to interfere with an individual’s peaceful enjoyment of their property. Additionally, the risk of personal and property injury due to drone malfunctions or collisions cannot be overlooked.

More Than Just Federal
Many other more local jurisdictions have rules that limit the use and increase the liability of hiring a drone operator. Some of these include, the State of Oregon, Bend Parks and Recreation, city governments, and even local homeowners associations.

Why Choose Strategic Realty
If these risks seem daunting, rest assured that Strategic Realty has preemptively addressed them. Kerry O’Neal, Principal Broker with Strategic Realty holds a Part 107 licensed drone operator certificate. Our drones are registered with the FAA, and we have extensive experience navigating the unique FAA-designated airspaces throughout Central Oregon. Choosing Strategic Realty isn’t just about superior real estate services; it’s about ensuring your peace of mind.

Please Be Careful
Don’t gamble when it comes to selling your property. Employing a licensed drone operator safeguards you against various financial and legal pitfalls. At Strategic Realty, we integrate technological innovation seamlessly with exceptional customer service, ensuring a superior client experience at every step of your home-selling journey.

Additional Resources
For comprehensive information on FAA guidelines and regulations, please visit the FAA’s official website.

By entrusting Strategic Realty with your real estate needs, you’re making a choice for professional excellence and integrity. Feel free to contact us for more information on our range of services.

Filed Under: Blog Posts Tagged With: drones, marketing, photography

A Guide to Building Wealth with the BRRRR Method in Real Estate Investment

By Kerry ONeal

If you’re keen on diving into the world of residential real estate investment, you may have stumbled upon the term BRRRR. This stands for Buy, Rehab, Rent, Refinance, Repeat, and serves as a strategic roadmap for long-term real estate investing. Unlike the one-time profit of house-flipping, the BRRRR method aims for a steady income stream and long-term equity growth, making it ideal for those invested in the long haul.

Demystifying the BRRRR Method

The BRRRR framework provides a structured approach to real estate investment. Starting with purchasing a property in need of some TLC, you move through a series of steps—renovation, rental, refinancing—to ultimately cash out your initial gains. Then the cycle begins anew with another property, setting up a chain of compounding financial rewards.

Even if you’re new to real estate, this multi-step strategy can be approachable with the right planning and a comprehensive grasp of market dynamics.

The Cornerstone: Property Acquisition

As real estate investor and finance educator Todd Baldwin rightly puts it, “Your profitability is determined at the acquisition stage.” Securing a property at a discounted rate or under market value is your first win, simplifying the challenges that follow. Ideally you will never spend more than 70% of the after-rehabitation-value on the acquisition.

Breaking Down the BRRRR Steps

Buy: With a sea of options, it’s crucial to focus on properties requiring upgrades but with promising financial potential. Conduct thorough due diligence to know the exact scope and timeline of necessary renovations. Also, understand your financing options and cash requirement for the project up front. Don’t get so focused on the property that you lose sight of the money side of the equation.

Rehab: This stage involves making the property appealing and livable for tenants. While you might not be an expert in rehabbing, professional consultation can offer accurate cost and timeline estimations. Always have a contingency budget for unexpected expenditures. Control your costs and control your timeline.

Rent: Once the property is up to standard, your goal is to rent it out at a rate that at least covers your mortgage. Property management companies can be invaluable in handling the complexities of tenant relations and ongoing maintenance. Getting the wrong tenant in the property could kill the whole project.

Refinance: This is where patience plays a role. You’ll be accumulating equity in the property as you await the opportune moment for a cash-out refinance. Different lenders have varying conditions, so a nuanced understanding of these requirements is critical.

Repeat: The unique selling point of the BRRRR method is its replicability. Once you’ve mastered one cycle, you’ll find each subsequent iteration easier, adding layer upon layer to your income-generating property portfolio.

Who is the Ideal Candidate for the BRRRR Method?

The BRRRR method is not a universal fit. However, those who are willing to invest the time in learning the ropes and perhaps get guidance from experienced investors can navigate this intricate yet rewarding path successfully. The optimum person for BRRRR is an investor with access to substantial cash or private loans, an understanding of residential construction and project management, and the desire and ability to take on some risk.

The Pros and Cons

Pros:

  • Steady and Reliable Passive Income
  • Consistent Growth in Equity
  • Scalable Investment Strategy

Cons:

  • Significant Time and Financial Investment in Rehab
  • Longer Timeframe to Profitability
  • Increasing Landlord Responsibilities as You Scale
  • Market Risks and Financial Variables

Parting Advice

If the BRRRR real estate investment model piques your interest, knowledge is your most valuable asset. Exhaustive research, expert consultations, and possible mentorship can offer a well-rounded understanding of this intricate yet lucrative investment approach. Reach out to us, and we can get you started on all of those tracks.

While the BRRRR method comes with its share of complexities, proper planning and prudent decision-making can make it a rewarding venture, even for those new to real estate investment.

Filed Under: Blog Posts, Buyer Tips Tagged With: BRRRR, foreclosure, investment, real estate

Conclusion: Understanding Oregon’s Water Rights Basics: A Guide for Property Buyers

By Kerry ONeal

Practical Tips and Case Studies for Navigating Water and Irrigation Rights in Oregon

In our series on water and irrigation rights in Oregon, we’ve laid the groundwork on the topic’s history, its importance to property buyers, the nuances of well water rights, and the intricacies of irrigation rights. Now, we’re going to offer some practical tips and share real-life case studies to aid in your understanding of these critical rights.

Practical Tips for Navigating Water and Irrigation Rights

  1. Do Your Homework: Start your exploration of water rights as soon as you’re interested in a property. Look into the property’s history of water usage, consult the Oregon Water Resources Department’s (OWRD) online database, and check the property deed.
  2. Contact the Local Irrigation District: If the property falls under an Irrigation District, contact them to learn about the property’s water rights, charges, and any specific rules or requirements.
  3. Consider Professional Help: Water and irrigation rights can be complex. It may be helpful to hire a water rights consultant or attorney to help you navigate this area.
  4. Inspect Existing Water Infrastructure: Have a professional inspect existing water infrastructure, like wells or irrigation systems. This can provide you insight into their condition and potential repair or replacement costs.
  5. Consider Future Needs: Think about your future water needs. If you plan to increase water usage (for a larger garden, additional livestock, etc.), you might need to apply for additional water rights or modify existing ones.

Case Study 1: Lost Rights due to Non-use

Consider the story of a couple who purchased a beautiful home in rural Oregon, with plans to cultivate a substantial vegetable garden. Unfortunately, they learned that the property’s irrigation rights had lapsed due to non-use by the previous owner. They were unable to irrigate their garden as they had planned. The lesson? Always verify that the water rights associated with a property are in good standing.

Case Study 2: Well Water Rights and Shared Wells

Another property buyer purchased a lovely home with a shared well. They assumed they had a legal right to use half an acre-foot of groundwater per year. Unfortunately, they discovered that this limit was for the whole well, not each user, leading to shortages in dry periods. The lesson here is to understand the rules for shared water resources and consider this in your water management planning.

Case Study 3: Understanding Irrigation District Rules

A buyer purchased a property within an Irrigation District, thinking this would guarantee a plentiful water supply. However, they found that the district had specific allocation rules, which limited the water they could use during certain periods. The takeaway is to understand the rules and regulations of your Irrigation District, and how these might impact your intended use of water.

Understanding and managing water rights can be challenging, but with careful research, professional advice, and by learning from others’ experiences, you can ensure that your dream property doesn’t end up leaving you high and dry. Water and irrigation rights are as much a part of buying property in Oregon as location and price – and getting them right can make your experience as a property owner smoother and more rewarding.

Filed Under: Blog Posts Tagged With: Irrigation, Water Rights

Part III: Understanding Oregon’s Water Rights Basics: A Guide for Property Buyers

By Kerry ONeal

Navigating Oregon’s Irrigation Rights

In our previous articles, we explored the basics of water rights in Oregon and their importance to potential property buyers. We also highlighted the role of Irrigation Districts and well water rights, especially when a well serves multiple properties. Today, we delve deeper into the often complex but crucial subject of irrigation rights and what they mean for property buyers.

The Importance of Irrigation Rights

Irrigation is a vital aspect of land use in Oregon, particularly in areas devoted to agriculture, but also for maintaining lawns and gardens in residential properties. The ability to legally use water for irrigation purposes is subject to specific rights, known as irrigation rights. These rights form a critical component of the overall water rights associated with a property.

Understanding Irrigation Rights

An irrigation right is a legal permit to use a specific amount of water for irrigation from a specified source. It includes details like the point of diversion, the place of use, and the period of use. Irrigation rights, like other water rights in Oregon, adhere to the Doctrine of Prior Appropriation. Therefore, a property’s irrigation rights depend largely on when those rights were first established.

Irrigation Districts and Their Role

As mentioned in our previous article, Irrigation Districts play a significant role in managing and allocating irrigation water. If the property you’re considering falls within an Irrigation District, it’s important to understand the rules and charges associated with the district. Districts can impose specific requirements or restrictions on water use, and failure to comply with these can result in penalties.

Factors Affecting Irrigation Rights

Several factors can affect your irrigation rights and their utility:

  1. Change of Water Use: In Oregon, changing the use of water from what was initially decreed in the water right certificate (for instance, from irrigation to storage use) requires a formal change application with the OWRD.
  2. Non-use and Forfeiture: If the water right is not used beneficially for a consecutive five-year period, it can be subject to forfeiture. However, certain exceptions apply, such as during periods of conservation or land set-aside programs.
  3. Shared Rights: If irrigation rights are shared between multiple properties, the quantity of water you can use may be less than if you had exclusive rights.
  4. Drought and Seniority: In times of water shortage, senior rights (those established earlier) take precedence over junior rights.

Conducting Due Diligence

Before buying a property, it’s crucial to understand its irrigation rights. Review the water right certificate, consult with the Irrigation District (if applicable), and consider hiring a professional to assess the rights and any potential issues.

Irrigation rights are an integral component of property ownership in Oregon, particularly for those intending to carry out any form of agriculture, or simply wishing to maintain a lush, green landscape. Understanding these rights, the role of Irrigation Districts, and the implications of shared or changing water use is key to ensuring your property can meet your needs. In our final article in this series, we’ll share practical tips and real-life case studies to help you navigate the waters of property purchase in Oregon. Stay tuned!

Filed Under: Blog Posts Tagged With: Irrigation, Water Rights

  • 1
  • 2
  • 3
  • …
  • 21
  • Next Page »

The Latest

Why You Should Use Strategic Realty’s Property Search Over Zillow or Redfin

All the Listings, None of the Hassle If you're on the … [Read More...]

Why Hiring a Licensed Drone Operator is Crucial When Selling Your Property

IntroductionDeciding to sell your property is no small … [Read More...]

A Guide to Building Wealth with the BRRRR Method in Real Estate Investment

If you're keen on diving into the world of residential real … [Read More...]

Our Fans

There is a competitive advantage in knowledge, but very few decision makers know how to harness it. You have to be STRATEGIC about it. - Martin Ihrig, Wharton School of Business

Popular Communities

  • Northwest Crossing Homes
  • Tetherow Lots and Homes
  • Sunriver Resort Homes
  • Pronghorn Lots and Homes
  • Caldera Springs Lots and Homes
  • Broken Top Homes for Sale
  • Awbrey Butte Homes
  • Awbrey Glen Homes
  • Brasada Ranch Homes
  • Crosswater Homes
  • Eagle Crest Homes for Sale
  • Eagle Crest Resort
  • Ranch at the Canyons Homes
  • The Highlands Homes and Lots
  • Vandevert Ranch Homes

Office Location

Our full-service brokerage is strategically positioned in downtown Bend, Oregon, close to the city's heart. We invite you to visit us and allow us to demystify the complexities involved in the process of buying and selling.

325 NW Vermont St., #107 Bend, OR 97703

Follow Us

  • Facebook
  • Instagram
  • LinkedIn
  • YouTube

Copyright © 2023

Strategic Realty, LLC – (541) 595-8444

A full-service real estate brokerage licensed in the State of Oregon.

Privacy & Cookies: This site uses cookies. By continuing to use this website, you agree to their use.
To find out more, including how to control cookies, see here: Cookie Policy