Seaside, Gearhart Cannon Beach What Buyers Need to Know This Fall

Dreaming of a beach house on the Oregon Coast? 🏖️ With record inventory, shifting prices, and fewer buyers competing, this might be your moment.

📋 Episode Summary

In this episode of Off the Record, Joe and Makayla dive into the Fall 2025 Oregon Coast housing market—covering Seaside, Gearhart, Cannon Beach, and even Manzanita. They break down why inventory is higher than ever, how interest rate drops are reshaping opportunities, and what it means for buyers looking for a primary residence, vacation getaway, or investment property.

From fixer-upper opportunities to million-dollar oceanfronts, you’ll hear real stats, local insights, and candid takes on where the market is headed. Whether you’re a Portland local craving a second home or an out-of-state buyer eyeing Oregon’s coast, this episode will help you spot the right time to make your move.

🕒 Episode Highlights

• 00:02:13 – Hot Takes: Why fixers are back in play + Joe’s contrarian view on rate drops.
• 00:05:39 – Seaside & Gearhart Spotlight: Inventory up 35–50%, plus where the best deals hide.
• 00:09:16 – Cannon Beach Update: Values rising 3.3% despite high prices—why demand never slows.
• 00:13:32 – Affordability Check: Beachfront vs. off-beach homes—where $350K can still get you close to the ocean.
• 00:18:05 – Gearhart Charm: Historic beach houses, golf course life, and pub chowder after a round.
• 00:21:11 – Cannon vs. Manzanita: Pricing differences, new construction, and how Manzanita became “the new Cannon.”
• 00:25:26 – Wrap Up: Why fall 2025 may be the perfect time to tour and buy at the coast.

 Thinking about a home on the Oregon Coast? 🌊 Reach out to the LivPortland team—we’d love to take you on a coastal tour. Don’t forget to subscribe, rate, and share this episode to stay on top of Portland-area real estate insights. 

Thank you for listening to this episode. Stay up to date on the latest trends and insights by subscribing to our podcast and following us on social media.

For more information about buying or selling in the Portland Metro real estate market, please visit www.LivPortland.com or contact us directly.

We appreciate your feedback, so please leave a review and let us know what topics you would like to hear more about.

Transcript

00:00:08:18 - 00:00:28:22
Joe Reitzug
Welcome to Off the Record talking real estate with Joe and Makayla. If you're interested in the Portland, Oregon real estate market and want the unvarnished inside scoop, you've come to the right place. Thanks for giving us a listen. Okay. Welcome, everyone. Thanks for joining the show. Good morning Makayla.

00:00:28:23 - 00:00:30:18
Makayla Mast
Good morning Joe, how are you?

00:00:30:20 - 00:00:32:11
Joe Reitzug
I'm fantastic. How about yourself?

00:00:32:12 - 00:00:36:03
Makayla Mast
I'm doing well, thank you. We don't usually record in the morning.

00:00:36:08 - 00:00:46:05
Joe Reitzug
We do not know. We are an afternoon podcast team. But it just turned out today was going to be more convenient to do the morning. So, yes.

00:00:46:07 - 00:00:56:01
Makayla Mast
When we do it in the afternoon, if we get squirrely, we say, oh, it's that afternoon. Yeah, we're tired. So now, yeah, I own the morning and I'm feeling a little pressure to be on it.

00:00:56:03 - 00:01:02:04
Joe Reitzug
No, you're definitely on it. Yeah. No I can tell you've got your end game today.

00:01:02:04 - 00:01:03:11
Makayla Mast
Are Javid up?

00:01:03:12 - 00:01:09:16
Joe Reitzug
Yeah. We've both got our iced coffees here. I've got my vanilla latte and you're rocking the caramel. Is that right.

00:01:09:17 - 00:01:10:23
Makayla Mast
I'm doing vanilla as well.

00:01:11:00 - 00:01:36:05
Joe Reitzug
Oh goodness. Okay. Perfect perfect perfect. So today we are going to be doing our Oregon Coast update. We'll be talking about the North Coast, mainly seaside Gearhart. Cannon beach will also throw in a little manzanita if you're more interested in South Coast or Mid Coast. We'll be doing those in the future as well. But today we're talking mostly North Coast and a lot of numbers.

00:01:36:05 - 00:01:57:17
Joe Reitzug
But also I think they tell a story. And we'll tell you what those numbers mean and what the story looks like out there. It's the fall. So right now we're in September, and September is typically the month where you're going to see a lot more homes on the market. And we'll talk about that in a little bit. But first we've got our first segment, which is.

00:01:57:19 - 00:02:06:19
Makayla Mast
Our off the record moment.

00:02:06:21 - 00:02:13:19
Joe Reitzug
Our Joe and Makayla's hot takes, if you will. Late on me Max, what is your hot take.

00:02:13:19 - 00:02:41:12
Makayla Mast
Start my hot take, which is a callback to last episode, is that it's a good time to buy a fixer home because prices are down a little bit. There is more inventory for fixers right now than there have been in the last several years, really. So there's more to look at, which again, we never see with the fixer market and labor costs on construction are a little bit down.

00:02:41:13 - 00:02:59:02
Makayla Mast
So if you're interested in buying a project house, I think, you know, it's always a good time to buy a house at a lower price point, but especially right now with where the interest rates are at. That might be something worth considering to keep your monthly payment lower and then save a little cash to renovate a home.

00:02:59:06 - 00:03:19:05
Joe Reitzug
I like it, I like it. That's good. Mine's going to be a little bit different. And I want to preface it by saying, you know, there's always a good time to buy, there's always a good time to sell. Sometimes you have to have cash in one way or another. But the real estate market is interesting because whatever the situation is, there's always opportunity.

00:03:19:06 - 00:03:41:06
Joe Reitzug
But my hot take is this, you know, I follow the national pontificate and in my news and a lot of stuff, just because I want to see what the national take is as well as our local take here. Yeah. But my hot take is with the interest rates dropping and people may know that they've dropped fairly significantly in the last couple of weeks.

00:03:41:06 - 00:04:02:00
Joe Reitzug
We're five and a half to six, which is much better than seven, seven and a quarter, that type of thing where we were and a lot of folks in the national news are saying, oh, housing is going to take off and this and that, and I don't think so. I don't I don't think, you know, all this stuff that's coming out, how housing is all of a sudden going to get hot.

00:04:02:00 - 00:04:24:02
Joe Reitzug
I don't think that's good information for people right now, because with jobs and unemployment the way they are, no matter what rates are, and if people are not confident and comfortable with their job situation or the economic situation, or if there's just a lot of unknowns going on like we have right now. Yeah, people tend to pull back.

00:04:24:02 - 00:04:52:10
Joe Reitzug
And so I don't see there being this big run with huge amounts of buyers coming out of the woodwork to to buy all the inventory that's sitting out there right now. I just don't see that. But that being said, there's always opportunities. And if if what I'm saying is true, then if you are a buyer, you're not going to have as much competition and you can still call the shots when you're making an offer and there is a significant amount of inventory.

00:04:52:10 - 00:05:09:11
Joe Reitzug
And now interest rates are down. So I think if you are a buyer in this marketplace, give what the national pundits are saying with a grain of salt that you're going to have all this competition. I don't think so. I think it's still a great opportunity for you to buy right now. So we'll see with that.

00:05:09:11 - 00:05:10:03
Makayla Mast
Agree more.

00:05:10:04 - 00:05:10:18
Joe Reitzug
That's my I'll.

00:05:10:18 - 00:05:11:22
Makayla Mast
Take I love that take.

00:05:12:02 - 00:05:39:05
Joe Reitzug
Yeah. So we will see. So let's jump into our topic which is the Oregon coast. And you know that I have a special special place in my heart for the Oregon coast is yes. It's wonderful. It's my happy place. And I love, love, love being out there. And with us here in Portland, Metro north Oregon coast is where a majority of our folks buying homes on the coast end up.

00:05:39:05 - 00:06:01:19
Joe Reitzug
Right. It's just closer. It's easier. Cannon beach, nationally known and is a great, great spot. Gearhart has a great reputation. And then seaside is kind of gone through a little bit of a renaissance. It went from maybe not having a great reputation to now it's the hot spot for people to be buying. So those are the three main areas that we're going to look at.

00:06:01:19 - 00:06:08:07
Joe Reitzug
We'll also throw in manzanita here a little bit at the end. But that's what my thoughts are. What do you think about the Oregon Coast Mac?

00:06:08:08 - 00:06:31:19
Makayla Mast
I agree I could not love the Oregon coast more. I mean, how can you not? What is there not to love? It's so close to Portland Metro. There's, you know, plenty of places to stay. You can go at any season. Oregonians love the beach in the winter time. It's cozy. You know, you can really enjoy your second home all year round, which you can't say about a lot of other places.

00:06:31:19 - 00:06:32:18
Makayla Mast
So yeah.

00:06:32:20 - 00:06:52:17
Joe Reitzug
I love the sunny summer, you know, and fall days out of the coast. Those are spectacular. But I love the coast just as much. When there's big storms coming through or it's cloudy or even the rain. I mean, it's just so calming. And I'll take any kind of weather at the Oregon coast. It's pretty cool.

00:06:52:19 - 00:06:53:13
Makayla Mast
It is.

00:06:53:17 - 00:07:12:08
Joe Reitzug
Yeah. So let's jump into it. Here are some talking points for us right now. The numbers tell us there are more homes available than ever before on the Oregon coast, which a lot of people might not expect. That part of it, I think, is seasonality and like I mentioned, at the top.

00:07:12:10 - 00:07:14:15
Makayla Mast
Wants to sell their beach house in the summer.

00:07:14:19 - 00:07:18:02
Joe Reitzug
Exactly. Come on. If you own a beach house.

00:07:18:04 - 00:07:19:10
Makayla Mast
You're getting one last summer.

00:07:19:10 - 00:07:40:12
Joe Reitzug
Getting one last summer in there, and then you put it on in the fall. And that's what we're seeing right now. So if we look at the inventory, seaside has 50% more inventory than they did last year. So year over year, 50% more. And that's just not seasonality. That's that many more homes on the market, which is incredible, right?

00:07:40:12 - 00:07:46:09
Joe Reitzug
Canada Beach has 48% more inventory. And Gearhart a little bit less at 35%.

00:07:46:11 - 00:07:47:04
Makayla Mast
Okay.

00:07:47:06 - 00:08:07:20
Joe Reitzug
So it's more homes than ever before. And we're in the fall, which means there is that influx. So if you're looking at the Oregon coast, I'm gonna go ahead and say, now is your time to go ahead and contact your real estate professional and find out what's available, because it is crazy how much there is to choose from right now.

00:08:07:22 - 00:08:25:02
Makayla Mast
Which never happens. I feel like we can't stress that enough. And if you live in the Portland metro area, getting out to the beach isn't that long of a drive, but it's nice to be able to go out there and do a real tour and look at different homes. And, you know, maybe you're looking in Seaside and Cannon Beach and you want to compare the two.

00:08:25:04 - 00:08:29:10
Makayla Mast
So it's fun to actually have the time to make a decision.

00:08:29:12 - 00:08:40:16
Joe Reitzug
Yeah. You know, seaside, I can get to seaside from West side of Portland in 50 minutes. It's beautiful. 55 maybe I go fast.

00:08:40:22 - 00:08:43:19
Makayla Mast
You do go fast. Yeah. Mr. Tesla and.

00:08:43:19 - 00:08:45:22
Joe Reitzug
I got a zippy little car.

00:08:46:00 - 00:08:46:19
Makayla Mast
It's a great car.

00:08:46:22 - 00:09:17:12
Joe Reitzug
Yeah. So next item. Home values are actually staying steady. I went back and looked at our last Oregon coast update us six months ago like that. And I remember saying, if you're waiting for prices to go down on the coast, it's not going to happen. Well, I was kinda right. Sorta right. Seaside and Gearhart are actually down 1%, which surprised me when I saw that.

00:09:17:13 - 00:09:23:06
Makayla Mast
That is surprising, but not considering the overall market. I think it's quite impressive that they've held value.

00:09:23:08 - 00:09:50:21
Joe Reitzug
Yeah, yeah for sure. For sure. Cannon beach, which is an amazing spot, but also crazy. Crazy expensive, up 3.3% I think. Cannon I love, love, love Cannon Beach. I think it's so much fun, but it is jam packed every weekend. Every weekend when people come from California or Washington or Colorado or all around the United States, they know Cannon.

00:09:50:21 - 00:09:51:19
Makayla Mast
Beach.

00:09:51:21 - 00:09:55:20
Joe Reitzug
And that's usually where they end up very picturesque.

00:09:55:20 - 00:10:00:06
Makayla Mast
With haystack Rock, there are so many restaurants and shops.

00:10:00:07 - 00:10:16:09
Joe Reitzug
Restaurants, shops. The beach is just beautiful. All three of these places seaside, Cannon Beach and Gearhart all have spectacular beaches, which surprises a lot of people. I'm always surprised when people are like, I never thought the Oregon Coast would be this beautiful, knowing.

00:10:16:09 - 00:10:20:23
Makayla Mast
When when you're exploring under a rock in Kansas. I know probably.

00:10:21:01 - 00:10:34:16
Joe Reitzug
All my friends in Washington, you know, I went to high school in Washington and all my friends up there, they don't. They have Puget Sound, which doesn't really have beaches. And then on the Pacific Peninsula, it's all.

00:10:34:16 - 00:10:38:00
Makayla Mast
Rocks for the most part, awful up there. The beach.

00:10:38:02 - 00:10:39:04
Joe Reitzug
There's some cool spots.

00:10:39:05 - 00:10:40:06
Makayla Mast
No, it's cool, but as.

00:10:40:07 - 00:10:40:14
Joe Reitzug
Far as.

00:10:40:14 - 00:10:41:06
Makayla Mast
Same.

00:10:41:06 - 00:10:42:23
Joe Reitzug
Picture as sandy beach.

00:10:42:23 - 00:10:44:00
Makayla Mast
Toes in the sand.

00:10:44:01 - 00:10:45:03
Joe Reitzug
Now you're not. It's not.

00:10:45:03 - 00:10:46:03
Makayla Mast
Happening now.

00:10:46:08 - 00:10:57:23
Joe Reitzug
So anyway, so values are, you know, steady Cannon Beach up a little bit. But that's not really unexpected. So my forecast six months ago kinda sorta true.

00:10:58:01 - 00:11:00:19
Makayla Mast
You can say you're right. It's fine. We like to be right.

00:11:00:21 - 00:11:03:18
Joe Reitzug
Well, seaside gigahertz down. And I said it wasn't going to go down.

00:11:03:18 - 00:11:04:18
Makayla Mast
It's barely down.

00:11:04:18 - 00:11:13:08
Joe Reitzug
I know it's like point seven. So the forecast for moving forward I think it's the same. I don't think prices are going down.

00:11:13:08 - 00:11:13:23
Makayla Mast
No.

00:11:14:01 - 00:11:28:23
Joe Reitzug
Even though there's a ton of inventory. But with rates coming down a little bit, maybe some people are seeing this is the time to get that second home on the Oregon coast. I think they're going to stay flat and okay. And Cannon Beach maybe continues to go up 3 to 5%. Who knows.

00:11:29:00 - 00:11:30:07
Makayla Mast
Wouldn't surprise me.

00:11:30:07 - 00:11:43:05
Joe Reitzug
Yeah. So there's a lot of competition out there right now. Price cuts last month I thought this was interesting. Makayla seaside, 32% of the homes that were on the market last month had a price cut.

00:11:43:06 - 00:11:44:05
Makayla Mast
Interesting.

00:11:44:05 - 00:11:44:22
Joe Reitzug
Yeah.

00:11:45:00 - 00:11:45:18
Makayla Mast
Yeah.

00:11:45:20 - 00:11:50:11
Joe Reitzug
Cannon beach was 33% and Girard 40%.

00:11:50:13 - 00:11:51:11
Makayla Mast
Dang.

00:11:51:12 - 00:12:00:05
Joe Reitzug
I know, and what that tells us is some sellers are not realistic about their value. Yeah, right. So which.

00:12:00:05 - 00:12:01:11
Makayla Mast
Is a common trend.

00:12:01:13 - 00:12:21:16
Joe Reitzug
Which is a common trend which is natural. If you see values going up X amount every single year for ten years, which they have, you automatically think, oh, it doesn't matter what's going on. We're just going to price it a little bit above and see where it goes. Right? Not the case, not the case. So we are seeing those price cuts.

00:12:21:18 - 00:12:29:19
Joe Reitzug
And with inventory being the way it is, I think if you're a buyer right now there are some deals to be had.

00:12:29:21 - 00:12:42:02
Makayla Mast
Oh that makes me want to go buy a beach house. Come on Joe, why did you do this to me? I know I can't afford a beach house right now. Sure you can. Oh, sure can't. Where are we sitting?

00:12:42:04 - 00:12:43:09
Joe Reitzug
Yes, indeed.

00:12:43:12 - 00:12:45:16
Makayla Mast
You should buy a beach house show.

00:12:45:18 - 00:12:51:18
Joe Reitzug
The thought has crossed my mind. But the accountant, Mrs. Right saying is.

00:12:51:18 - 00:12:52:21
Makayla Mast
Oh, she's a toughie.

00:12:53:02 - 00:12:59:04
Joe Reitzug
I know she's conservative or very conservative and I'm old. I got retirement coming my way.

00:12:59:06 - 00:13:00:23
Makayla Mast
You don't say I.

00:13:00:23 - 00:13:04:22
Joe Reitzug
Am gonna start thinking about retirement when she get in your 50s.

00:13:04:23 - 00:13:08:09
Makayla Mast
I don't like talking about that with you.

00:13:08:09 - 00:13:09:14
Joe Reitzug
Oh, that's a sore subject.

00:13:09:14 - 00:13:10:11
Makayla Mast
It really is.

00:13:10:13 - 00:13:12:03
Joe Reitzug
That sounds like a podcast topic.

00:13:12:03 - 00:13:12:23
Makayla Mast
No,

00:13:13:01 - 00:13:13:20
Joe Reitzug
Talking about what.

00:13:13:20 - 00:13:17:19
Makayla Mast
We're going to be doing this for. However, you're going to be doing this with me until I retire.

00:13:17:23 - 00:13:21:16
Joe Reitzug
Oh, you are sadly mistaken, girl.

00:13:21:18 - 00:13:32:08
Makayla Mast
Okay. Moving on. I can't handle it. Let's talk about active listings and average sale prices. Yeah, starting with seaside. Yeah. So we have.

00:13:32:09 - 00:13:58:06
Joe Reitzug
This is our affordability section of the podcast when it comes to the coast okay. Some good news. Some bad news. Depending on, you know, where you stand financially and what your mortgage professional is saying about what you can afford to buy. But yeah, seaside. So I broke this down into the beach and off the beach for Seaside and Gearhart, because both of those communities have a very nice.

00:13:58:06 - 00:14:08:23
Joe Reitzug
Yeah, they've got a nice beach neighborhood or section where you're going to be anywhere from on the water to, you know, five blocks off.

00:14:09:02 - 00:14:24:05
Makayla Mast
You know, people get so hung up on that. Sorry not to interrupt you about having that beachfront property with the beach view. And I mean, you can. Yeah, get a home for 300,000 less by just going a couple blocks back in.

00:14:24:05 - 00:14:27:07
Joe Reitzug
Sometimes you can have a peekaboo view from your upstairs, right?

00:14:27:07 - 00:14:41:13
Makayla Mast
Or even, like, my in-laws own a home like 3 or 4 blocks from the boardwalk and seaside house. Me too. And we sleep with the windows open and we can still hear the ocean. Yeah. I'm like, if I can have that, I'm happy.

00:14:41:13 - 00:14:42:18
Joe Reitzug
Yeah, yeah.

00:14:42:20 - 00:14:44:01
Makayla Mast
So don't be afraid.

00:14:44:03 - 00:15:13:23
Joe Reitzug
Yeah. So I thought, I break it down so that people can see, okay, if I'm on the beach, which we said, you know, five blocks or less from the water in seaside, there's 12 homes available, an average of 1.1 million. Right? The sold average 795 mile range, I know. And you can you can find homes from 350,000 within five blocks in seaside, which is crazy.

00:15:14:01 - 00:15:15:23
Makayla Mast
Yeah. I want to go look at those. Yeah.

00:15:16:01 - 00:15:19:21
Joe Reitzug
Now, you might be looking at a one bedroom, one bath, but it's a.

00:15:19:21 - 00:15:21:11
Makayla Mast
House. It's a starting point.

00:15:21:11 - 00:15:29:17
Joe Reitzug
It's a starting point. The top list price in, seaside, you know, on the beach side is 2.7 million. So.

00:15:29:18 - 00:15:31:14
Makayla Mast
Sure. Yeah. You got to have some of those.

00:15:31:16 - 00:15:40:06
Joe Reitzug
I actually view that one with a client of ours. And it was at 3.4 at the time. Yeah. Yeah. Overpriced.

00:15:40:06 - 00:15:41:06
Makayla Mast
No hurry to sell.

00:15:41:08 - 00:16:00:22
Joe Reitzug
But the it overlooked the entire seaside beach kind of up on a bluff. And you could see there's one section where the surfers are, you know, in the southern end of the beach. And the house was right above that. So you could just sit in the living room or on the patio on the deck and just watch people surf all that.

00:16:00:23 - 00:16:01:14
Makayla Mast
So cool.

00:16:01:14 - 00:16:06:18
Joe Reitzug
It was really cool, I love that. Yeah. So off the beach, tell us about off the beach.

00:16:06:20 - 00:16:20:10
Makayla Mast
So this is 58. I mean that there's 58 homes for sale off the beach. Correct. That's amazing. Yeah. And their average price point is 490,000. Yep. Wow okay okay. Yeah yeah I like it.

00:16:20:10 - 00:16:22:14
Joe Reitzug
No, you're thinking, aren't you?

00:16:22:16 - 00:16:25:15
Makayla Mast
No, not at all. I never heard that.

00:16:25:17 - 00:16:35:07
Joe Reitzug
You know, like I said, there's 50% more inventory in seaside now. Right? And there's actually quite a bit of new construction, which surprised.

00:16:35:08 - 00:16:36:13
Makayla Mast
Interesting.

00:16:36:15 - 00:16:43:04
Joe Reitzug
It's mostly infill. Okay. But there's some stuff on the other side of 101 coming up. New construction.

00:16:43:04 - 00:16:44:13
Makayla Mast
Though. Oh, I've seen that. Yeah, some.

00:16:44:13 - 00:16:51:02
Joe Reitzug
Of it actually has a little bit of a view to you're not going to be walking to the beach but yeah you're there. Yeah. And you can see it.

00:16:51:02 - 00:16:51:12
Makayla Mast
Sure.

00:16:51:15 - 00:17:09:03
Joe Reitzug
Yeah. So so that's seaside. Very interesting. Gearhart which everyone knows is a little bit north of seaside. Different community, but very much connected to seaside. But it is its own neighborhood and community and the whole thing.

00:17:09:04 - 00:17:10:22
Makayla Mast
Talk about your favorite thing in your heart.

00:17:10:22 - 00:17:16:10
Joe Reitzug
Well, that golf course is pretty amazing, I know. Yeah, but there's a bakery there too, that I always say.

00:17:16:11 - 00:17:24:03
Makayla Mast
Oh, you do? Yeah. Oh, yeah. I think Jahar is majorly slept on. But if you're a golfer, you know all about your heart.

00:17:24:05 - 00:17:45:16
Joe Reitzug
And I know all about that golf course. It's fun. And there's a maximum minimums. Owns that, right? I think they own the golf course. I'm pretty sure they do. But they have their make minimums hotel, right. It's only like 3 or 4 blocks from the ocean. And it sits right next to the golf course. And it has the best little pub in there.

00:17:45:16 - 00:17:48:07
Joe Reitzug
After a round of golf, you go in there, sit down.

00:17:48:10 - 00:17:49:13
Makayla Mast
So cozy.

00:17:49:13 - 00:17:54:12
Joe Reitzug
Oh, a clam chowder and a Guinness.

00:17:54:14 - 00:17:55:19
Makayla Mast
Let's go right now.

00:17:55:19 - 00:18:05:15
Joe Reitzug
Right now. So if you're on the gear, if you want to be on the beach side, right. So and it's about 23 homes for sale, which is crazy.

00:18:05:15 - 00:18:06:10
Makayla Mast
That is crazy.

00:18:06:10 - 00:18:30:10
Joe Reitzug
It's a ton. And when we say Gearhart, we stretch that up towards Astoria to the north. Right. So it's not just Gearhart proper, it's it's further north as well. Average sale price. Our average list price is 1.65, which is spendy. Yeah. But here's the thing about Gearhart. The homes that were built in Gearhart, some of them are really, really old, right?

00:18:30:14 - 00:18:32:21
Joe Reitzug
Yeah. So seaside was kind of the city.

00:18:32:21 - 00:18:33:08
Makayla Mast
Yeah.

00:18:33:08 - 00:19:07:05
Joe Reitzug
And then some of the wealthier, I will say, folks, back in the early 1900s would go outside of town to Gearhart to build, build their beach houses up there. Right. So there's all this strip in these neighborhoods of classic old, really cool beach houses, and a lot of them have been upgraded, remodeled and are just spectacular. So that's why you get the price point of 1.65, because many of them are on big half acre, acre, two acre beach lots.

00:19:07:06 - 00:19:08:02
Makayla Mast
Right? Right, right.

00:19:08:02 - 00:19:14:11
Joe Reitzug
And it's really, really cool. The average sale price, though, in the last 90 days is only 999,000.

00:19:14:12 - 00:19:16:09
Makayla Mast
Okay. Only.

00:19:16:11 - 00:19:16:20
Joe Reitzug
Well, when.

00:19:16:20 - 00:19:17:06
Makayla Mast
You.

00:19:17:08 - 00:19:19:11
Joe Reitzug
Go back to the average list price.

00:19:19:13 - 00:19:25:05
Makayla Mast
I like it. So it's kind of like a rural seaside rural beach boy.

00:19:25:05 - 00:19:27:16
Joe Reitzug
You do not say that to Gearhart people.

00:19:27:18 - 00:19:28:05
Makayla Mast
What?

00:19:28:11 - 00:19:31:02
Joe Reitzug
No, they do not like rural seaside.

00:19:31:04 - 00:19:37:09
Makayla Mast
Well, not I didn't mean to say seaside. I meant to say like being a good beach, but like a rural feel.

00:19:37:11 - 00:19:37:22
Joe Reitzug
Kind of.

00:19:38:03 - 00:19:40:13
Makayla Mast
Okay. Yeah, okay. I've only been there a handful times.

00:19:40:17 - 00:19:42:12
Joe Reitzug
Really? Yeah. Yeah, it's worth.

00:19:42:12 - 00:19:45:13
Makayla Mast
It, I guess. It's really like minivans. And then I go straight back.

00:19:45:15 - 00:19:54:11
Joe Reitzug
Yeah, yeah, there's a couple little restaurants and different things, but yeah, I mean, you heard shops in seaside, right? Right. Grocery shopping, all that sort of stuff like.

00:19:54:14 - 00:19:55:07
Makayla Mast
Yeah.

00:19:55:09 - 00:19:59:00
Joe Reitzug
Yeah. Unless you want to go to that bakery. That bakery is money.

00:19:59:00 - 00:20:00:10
Makayla Mast
We will link it in the show notes.

00:20:00:10 - 00:20:23:20
Joe Reitzug
The list price your heart beach the average. No, wait. The bottom. No, no, no, this is on the beach. The low end of the list is. It's 535 535,000 to be very close to the beach. Now, like I said, it's probably a two bedroom, one bath, smaller lot. It may be on the other side of the golf course, which is a really cool neighborhood.

00:20:23:22 - 00:20:30:02
Joe Reitzug
And then the top end Gearhart Beach is 3.95 million. Yeah, but it is.

00:20:30:04 - 00:20:30:20
Makayla Mast
Really.

00:20:30:22 - 00:20:42:19
Joe Reitzug
Spectacular. And we should we should put that listing. I know that one. I've been in that one and it's it's crazy fun. It's like 6000ft² on an acre and a half.

00:20:42:19 - 00:20:43:14
Makayla Mast
Crazy.

00:20:43:16 - 00:20:47:03
Joe Reitzug
Right on the beach. And it sits up top so the views are okay.

00:20:47:03 - 00:20:52:22
Makayla Mast
I've seen that once you've been in that, yeah I have. Oh yes. We'll post that on the socials.

00:20:53:00 - 00:21:05:05
Joe Reitzug
And then off the beach and garage there's not much off the beach and Gearhart five homes, 460,000 is the average price. Okay. But if you want to be in Gearhart, not a bad starting point, right?

00:21:05:07 - 00:21:11:00
Makayla Mast
So can I say more? Okay, so we moved to Cannon Beach, where everyone's dying to hear about.

00:21:11:00 - 00:21:13:10
Joe Reitzug
World renowned Cannon Beach.

00:21:13:10 - 00:21:23:00
Makayla Mast
I love it so much. There are 28 homes for sale in Cannon Beach. Average sale price being 1.49 million. Wow.

00:21:23:00 - 00:21:38:12
Joe Reitzug
Yeah, yeah. The average sold is 1.84 right now. And the reason that that jumps up so high is there were a number of 2 to $3.5 million sales in the last 90 days.

00:21:38:13 - 00:21:39:10
Makayla Mast
Got it. Okay.

00:21:39:12 - 00:21:47:05
Joe Reitzug
Yeah. So that kind of skewed it a little bit. But it's crazy to me when those homes go on the market in Cannon Beach they just don't last that long.

00:21:47:06 - 00:21:48:09
Makayla Mast
No they really don't.

00:21:48:10 - 00:21:56:13
Joe Reitzug
Yeah it's amazing. But you can get in the cannon for right around 800,000. Okay. And the top list price right now in cannon 5.5 million.

00:21:56:13 - 00:21:57:08
Makayla Mast
Wow.

00:21:57:10 - 00:22:00:12
Joe Reitzug
I have not seen that one. Maybe we should take a road trip.

00:22:00:12 - 00:22:01:12
Makayla Mast
I think we should.

00:22:01:14 - 00:22:25:18
Joe Reitzug
Yeah, that would be fun. That would be fun. So that's Cannon Beach. What else can you say? It's amazing if you're from out of town listening to this podcast right now, when you're going 101 or no highway 26 from Portland, it'll come to a Y when you get to the coast and you can go north, the seaside, another ten minutes, or you can go south to Cannon Beach another ten minutes.

00:22:25:20 - 00:22:29:04
Joe Reitzug
So that's how close all of this is, right?

00:22:29:06 - 00:22:38:04
Makayla Mast
Like when we stay in seaside, we go and hang out in Cannon Beach, usually every time for a day. Yeah, it's like 15 minutes. It's not bad.

00:22:38:06 - 00:23:01:20
Joe Reitzug
Yeah. It's crazy how all of the just the pricing difference. Yeah. You know, the real estate markets are really super different, but they're all super close. And then south of Cannon Beach, if you keep going south from cannon about 15 minutes, 20 minutes south is manzanita, which used to be our go to Stephanie and I and our family, and we had house out there that we would rent.

00:23:01:21 - 00:23:23:02
Joe Reitzug
That was right on the beach north part of manzanita. So awesome. And manzanita used to be kind of a sleepy secret that no one really knew about. Yeah, outside of Portland, I would say. And since then it has exploded winery.

00:23:23:02 - 00:23:24:14
Makayla Mast
That wineries incredible.

00:23:24:16 - 00:23:27:19
Joe Reitzug
That three dogs. Yeah. Two dogs.

00:23:27:21 - 00:23:28:14
Makayla Mast
Something dog.

00:23:28:19 - 00:23:32:03
Joe Reitzug
Something dogs. I have the glasses. I bought the glasses.

00:23:32:05 - 00:23:33:04
Makayla Mast
Did you buy them.

00:23:33:04 - 00:23:39:10
Joe Reitzug
And the set of glasses. I had to have the two dog glasses for my home. You can buy super nice. It's like.

00:23:39:10 - 00:23:41:01
Makayla Mast
The new cannon beach.

00:23:41:03 - 00:23:48:15
Joe Reitzug
It is. Yeah. And right now the average list price out there is 899.

00:23:48:19 - 00:23:49:09
Makayla Mast
Okay.

00:23:49:11 - 00:23:51:17
Joe Reitzug
The sold average 1.1.

00:23:51:18 - 00:23:56:10
Makayla Mast
Wow. Same thing. It's going to be a couple higher sales. Are things going for.

00:23:56:15 - 00:24:21:23
Joe Reitzug
There were a bunch of one 5 to 2 million sales there in the last 90 days. Got it. Really cool homes. It's kind of crazy, though. Like in seaside for a million, you can be on the beach, you know, on the water in manzanita, you're not getting actually on the water for under probably 1516. Right, right. And there's even million dollar homes ten blocks.

00:24:22:01 - 00:24:22:20
Makayla Mast
Yeah.

00:24:22:22 - 00:24:38:08
Joe Reitzug
Off the beach that are like 210. They have zero view. Yeah. So manzanita has gone absolutely crazy. The bottom end as far as listing price is 650 okay. And it's just not there's a bunch of new construction in manzanita. I don't know if you knew.

00:24:38:08 - 00:24:39:10
Makayla Mast
That I did.

00:24:39:10 - 00:24:44:06
Joe Reitzug
I'm to the south and east of town and up by the golf course.

00:24:44:08 - 00:24:46:10
Makayla Mast
Oh, sure, a little nine. Hold on. Okay.

00:24:46:10 - 00:24:54:21
Joe Reitzug
Yeah. Which is wonderful. Right now, the top list price is 2.1, which surprised me a little bit, but I thought it'd be higher.

00:24:54:23 - 00:24:56:06
Makayla Mast
Yeah, I would think so too.

00:24:56:12 - 00:24:57:02
Joe Reitzug
Yeah.

00:24:57:04 - 00:24:58:06
Makayla Mast
But it's beautiful.

00:24:58:08 - 00:25:26:18
Joe Reitzug
Yeah, it is beautiful. So that is the Oregon coast by the numbers. We'll have a lot of this information on the show notes. If you go to LivPortland.com LivPortland.com and go to our podcast or our blog, you'll be able to, see the show notes for this episode. You can also visit us on YouTube, go to LivPortland, LivPortland, our channel there, and please subscribe.

00:25:26:18 - 00:25:40:01
Joe Reitzug
We'd love you to subscribe! Subscribe so you get all of the new videos that come out. But we've got our podcast there, we've got property videos there, we've got our grub guide. We got a lot of content.

00:25:40:01 - 00:25:41:17
Makayla Mast
So much content, so much.

00:25:41:21 - 00:25:42:12
Joe Reitzug
Good content.

00:25:42:12 - 00:25:45:09
Makayla Mast
Literally never get enough of us with all this content.

00:25:45:09 - 00:25:53:02
Joe Reitzug
Yeah. And for this one time only, we're going to make it free. Or is it free all the time?

00:25:53:04 - 00:25:53:13
Makayla Mast
Today?

00:25:53:13 - 00:26:01:04
Joe Reitzug
Only today only subscribers free content on YouTube. I'm just kidding. It's always free.

00:26:01:04 - 00:26:07:01
Makayla Mast
Act fast, act fast. Subscribe. Like comment please. Yeah.

00:26:07:03 - 00:26:11:11
Joe Reitzug
So that is the Oregon Coast witch boy. That puts me in a good mood right now.

00:26:11:11 - 00:26:13:03
Makayla Mast
I just love it so much.

00:26:13:03 - 00:26:14:12
Joe Reitzug
It's wonderful.

00:26:14:13 - 00:26:18:00
Makayla Mast
It's such a beautiful day. I kind of just want to get in my car and drive there now.

00:26:18:03 - 00:26:23:06
Joe Reitzug
That's what's beautiful as an hour. What do you get to seaside from here? Hour and 15.

00:26:23:06 - 00:26:24:05
Makayla Mast
Hour? Hour ten.

00:26:24:05 - 00:26:26:03
Joe Reitzug
Yeah, yeah, it's an easy drive.

00:26:26:07 - 00:26:28:10
Makayla Mast
Is beautiful. Super easy. Yeah.

00:26:28:12 - 00:26:37:08
Joe Reitzug
Okay, so that is today's show. But we still have one more segment, which is what are you loving right now?

00:26:37:10 - 00:26:39:18
Makayla Mast
You're going to start. What are you.

00:26:39:20 - 00:26:49:02
Joe Reitzug
I'm going to start, man. Mac and I promise to not talk about the weather. The weather is not. Yeah. You can't take.

00:26:49:04 - 00:26:52:10
Makayla Mast
No it's not well, but it's just boring.

00:26:52:12 - 00:27:16:23
Joe Reitzug
Here's what I'm loving right now. Is last night. I have family in town and we sat on the back patio and just talked. Had dinner and it was so beautiful and comfortable. And in the fall when the bugs go bye bye, right? Not that we get a lot of bugs here, but oh.

00:27:17:00 - 00:27:17:21
Makayla Mast
They weren't bad this year.

00:27:18:00 - 00:27:35:02
Joe Reitzug
No mosquitoes, no flies, none of that stuff. But it was so beautiful. So what I'm loving right now is evening outdoor living. And that's real estate. Right? Then that's real estate. Easy outdoor living, I love it.

00:27:35:07 - 00:27:42:10
Makayla Mast
That is always a top feature for you that you look for in a home, so it doesn't surprise me that you are loving it so much.

00:27:42:10 - 00:27:44:06
Joe Reitzug
Indoor outdoor baby, it's where it's at.

00:27:44:06 - 00:27:57:14
Makayla Mast
I got to say I'm loving that too. We did hosted dinner last night on our back deck and it was beautiful out. Nice. I loved it, but I'm always loving dinner outside so I have to think of something different.

00:27:57:15 - 00:27:58:17
Joe Reitzug
Oh, did I steal yours?

00:27:58:17 - 00:28:21:03
Makayla Mast
No no no no no. Okay. I'm just like, you got me all caught up in it and I'm excited about it. Sure. I am loving this new website that I found. It's called newly. It's spelled n u u o y y. I'm gonna lose you when you figure out what it is. It's a clothing rental service. It's so good, Joe.

00:28:21:03 - 00:28:40:10
Makayla Mast
It's so good. You pick six items a month and they ship it to your house, and you wear them all month long. And then you put it back in the little bag and you ship it back, and then you pick six new things. It's fun for, like when you're traveling or just everyday life or events. You always have an outfit.

00:28:40:12 - 00:28:50:05
Makayla Mast
And if you're watching this, I'm laughing because Joe's face is so unamused. But I'm telling you, ladies or gents, this is a revelation. And I could.

00:28:50:05 - 00:28:55:17
Joe Reitzug
See that for nudes that would be ends. Yeah, kids would be great for them when they outgrow stuff.

00:28:55:19 - 00:28:57:02
Makayla Mast
That's true. There was a Parks.

00:28:57:02 - 00:28:58:23
Joe Reitzug
And Recreation episode about that.

00:28:59:00 - 00:28:59:11
Makayla Mast
Really.

00:28:59:11 - 00:29:03:15
Joe Reitzug
Tom set up? Yeah. I can't remember the name of this store.

00:29:03:17 - 00:29:04:13
Makayla Mast
Like a resource.

00:29:04:14 - 00:29:07:17
Joe Reitzug
Rent a swag. I think he called this for kids.

00:29:07:17 - 00:29:09:05
Makayla Mast
Yeah, that's funny.

00:29:09:07 - 00:29:11:18
Joe Reitzug
But he was tiny, so he was renting his stuff to kids.

00:29:11:18 - 00:29:15:21
Makayla Mast
Oh, oh oh, I remember okay. Yes. So this is a scene that you're in.

00:29:15:21 - 00:29:17:14
Joe Reitzug
You you ally.

00:29:17:14 - 00:29:28:01
Makayla Mast
And you, you oh la la. It's my favorite thing right now. I just got my first shipment, and I can't shepherd. Shut up about it. Wow. Okay, so that's what I'm loving. Sorry. Not real estate, but.

00:29:28:06 - 00:29:29:06
Joe Reitzug
Not my jam.

00:29:29:06 - 00:29:31:23
Makayla Mast
But a girl needs a good outfit.

00:29:32:00 - 00:29:33:05
Joe Reitzug
I'll be looking. Sure.

00:29:33:07 - 00:29:35:13
Makayla Mast
Okay. I'm convinced.

00:29:35:15 - 00:29:38:00
Joe Reitzug
Okay, guys. Great show Makayla.

00:29:38:00 - 00:29:39:04
Makayla Mast
Great show. Joe, whenever.

00:29:39:04 - 00:29:41:21
Joe Reitzug
We talk about the Oregon coast, I just.

00:29:41:23 - 00:29:48:07
Makayla Mast
It's wonderful that. And when you get to pull stats, you got to pull so many fun stats this morning.

00:29:48:10 - 00:29:52:15
Joe Reitzug
You know, when you throw the Oregon Coast at me, you're going to get some stats.

00:29:52:17 - 00:29:53:19
Makayla Mast
I love it. It's what we need.

00:29:53:22 - 00:30:03:05
Joe Reitzug
Bottom line is right now is a great time to be at the Oregon Coast, and lots of inventory rates have come down and there's still not very much buyer competition.

00:30:03:09 - 00:30:04:07
Makayla Mast


00:30:04:09 - 00:30:04:21
Joe Reitzug
Beautiful.

00:30:05:01 - 00:30:14:11
Makayla Mast
So if you're thinking about it reach out. We would love to take you on a tour at the coast. Those are some of our favorite tours to do. Yeah. We would love to help you out.

00:30:14:12 - 00:30:21:13
Joe Reitzug
Yeah. We love selling the Oregon Coast. It is a fantastic experience for everyone. All right guys, thanks, Makayla.

00:30:21:13 - 00:30:38:02
Makayla Mast
Bye. Have a good day. Thanks for joining us today. If you're interested in finding out more about Joe, myself or the LivPortland team, you can go to LivPortland.com. Thanks for giving us a listen and see you next time on the Off the Record podcast.