Comparative Market Analysis
1560 NE 87th Ave
Hillsboro, OR 97006
Hillsboro, OR 97006
Amber View · Washington County · 2-Story Traditional
$530K–$555KRecommended List Range
1,991 SF · 0.13 acLiving Area · Lot
2-Car / Extra DeepGarage
1996Year Built
5 CompsReviewed
Apr 26, 2026Report Date
Tony Apa | 503-806-9773 · [email protected] | Principal Broker · Team Leader
Section 1
Subject Property Facts
Sources: Washington County Tax Record (Tax ID R2055899) · RMLS Previous Listing MLS# 10084933 (Sold 1/3/2011)
📍 Location & Identity
Address1560 NE 87th Ave
City / ZIPHillsboro, OR 97006
SubdivisionAmber View, Lot 9
CountyWashington
Nbrhd CodeAMGL
Land UseSingle Family Residential
MapSec 35, Twn 01N, Rng 02W
🏠 Building Specs
Year Built1996
Style2-Story Traditional
Total GLA1,991 SF
Upper Level1,123 SF
Main Level868 SF
Bedrooms4
Bathrooms2 Full / 1 Half
⚙️ Features & Systems
Fireplace1 / Gas
HeatForced Air / Gas
A/CCentral Air ✓
Garage2-Car / Extra Deep
Garage SF474 SF
FoundationFooting / Crawl Space
RoofComposition Shingle
🌿 Land & Site
Lot SF5,663 SF
Acreage0.13 acres
Lot DescriptionLevel, 110-ft deep
ExteriorWood / Cedar, T-111 Siding
HOANone on record
Street TypeThrough street (87th)
SchoolsLenox / Poynter / Liberty
💰 Financial Snapshot
County Market Land$271,370
County Market Impv$270,060
County Market Total$541,430
Assessed Total$271,250
Property Tax (2025)$4,450 / yr
Last Sale Price$254,000 (1/3/2011)
Current OwnerGregory M Parsons Living Trust
✅ Condition & Features
ConditionGood — Original with Updates
KitchenIsland, Pantry, Eating Area
FlooringCherry Laminate (main), Carpet (upper)
Ceilings9-ft main; Vaulted bedrooms
OutdoorPatio, Fire pit, Basketball area, Fruit trees
Master SuiteHis/Hers closets, 7x7 sitting area
French DoorsOpens to backyard ✓
⚠ Items to Verify Before Listing
🔲Exterior siding condition — original T-111 / wood may show wear; confirm no deferred maintenance or recent paint
🔲Roof age — composition shingle, original 1996 install unconfirmed; recommend inspection if no documentation
🔲HVAC age — forced air / Central A/C age unknown; buyers will ask
🔲Previous listing noted siding and smoke alarm disclosures — confirm current status
🔲HOA — none on 2025 tax record, but Amber View No. 2 HOA exists; confirm subject lot is NOT subject to it [UNVERIFIED — confirm before listing]
🔲Nov 2025 deed transfer was intrafamily at $0 — confirm no title issues or trust complications affecting listing
Section 2
The Amber View / 97006 Buyer Lens
How a sophisticated buyer in this submarket weighs features — drives every adjustment below
📐
Square Footage Above 1,800 SF
Buyers in this zip expect room to spread out. Homes under 1,750 SF attract investor pricing; at 1,991 SF, this home sits in the sweet spot where move-up buyers compete. Every additional 100 SF commands meaningful premium over the bottom-quartile inventory.
~$15–25/SF contributory value🏞️
Lot Depth & Outdoor Living
This is an Intel/Nike bedroom community — buyers with families prize usable outdoor space. The 110-ft deep lot with patio, fire pit, basketball area, and fruit trees is a genuine differentiator in a market where many lots are 5,000 SF of basic grass. Sellers undersell this; smart listings lead with it.
$5,000–$12,000 for exceptional outdoor packages🚗
Garage Size & Utility
The extra-deep 2-car garage (474 SF) is a legitimate selling feature. Tech workers in this corridor often have bikes, kayaks, e-bikes, or a boat. Buyers treat this as functional bonus space. Standard 2-car garages in the submarket are typically 400–420 SF; every extra foot adds perceived storage value.
$3,000–$6,000 over standard 2-car🏠
Bedroom Count: 4 Beds is the Target
Four bedrooms unlocks the largest buyer pool in 97006 — families needing a home office plus a guest room are the dominant demographic. Moving from 3BR to 4BR expands the pool significantly and pushes price above the median bracket. The bonus room / 4th bed with attic storage strengthens this even further.
$15,000–$25,000 premium over 3BR comparables❄️
Central A/C Is Now Expected
After back-to-back Pacific Northwest heat events, central A/C has moved from "nice to have" to baseline expectation in this price tier. Homes without it face buyer hesitation and requests for price concessions. This subject has it; that's table stakes at $530K+.
$5,000–$10,000 penalty for no A/C in this range🏗️
Update Level & Buyer Risk Tolerance
Move-up buyers in 97006 tolerate cosmetic work (paint, carpet) but are wary of full kitchen/bath renovations. Original siding and 30-year-old finishes require transparent pricing — buyers discount aggressively for unknowns. Sellers who pre-address deferred items and disclose proactively get cleaner, faster transactions.
$15,000–$30,000 discount risk for apparent deferred maintenance📍
Proximity to Intel, Nike & Light Rail
The Amber View neighborhood sits minutes from Intel Ronler Acres, and the Tanasbourne / Orenco corridor puts max light rail access within reach. Out-of-area relocating buyers — a significant share of this market — specifically filter for this corridor. The subject address scores strongly here.
Location baked into comparable selection; no separate adjustment💸
HOA Sensitivity
In this price range, monthly HOA fees above $150/mo meaningfully reduce net proceeds and push some FHA/VA buyers out. The subject has no HOA (to be confirmed), which is a competitive advantage over the 312 NE 105th comp ($266/mo HOA). Buyers directly compare total monthly cost.
$266/mo HOA ≈ $25,000–$35,000 value discount vs. no-HOA homeSection 3
Adjustment Rulebook — Amber View / 97006
Contributory value methodology · Market-supported from paired sales analysis in this corridor
| Category | When to Adjust | Measurement Method | Typical Range | Caps & Diminishing Returns | Local Caveats |
|---|---|---|---|---|---|
| GLA (SF) | Any size difference >50 SF | $/SF contributory rate × delta SF | $15–$25/SF | Above 2,200 SF rate drops; buyers don't pay linearly for large homes in this zip | Use lower rate for dated finishes; higher for updated interiors |
| Full Bathrooms | Count differs | Flat contributory value per bath | $10,000–$15,000 | 3rd full bath has diminishing return vs. 1st/2nd | 2.5 bath is baseline expectation in this 4BR price tier |
| Half Bathrooms | Count differs | Flat contributory value | $3,000–$5,000 | Rarely the deciding factor | Main-floor half bath is expected; absence triggers buyer comments |
| Lot Size / Utility | Significant size or usability difference | $/SF for usable land area difference | $0.50–$2.00/SF delta | Diminishes sharply above 9,000 SF; buyers in this zip don't want large maintenance burden | Quality of outdoor living (patio, landscaping) matters more than raw SF |
| Location / Street Type | Cul-de-sac vs. through street; backing to busy road | Matched-pair analysis | $5,000–$15,000 | Subject is on through street (87th Ave) — slight discount vs. cul-de-sac comps | Backing to arterial (206th) significant penalty; 87th Ave is secondary — modest impact |
| Garage | Count or type differs; tandem vs. side-by-side; extra depth | Flat per car / size premium | $5,000–$10,000/car; +$3,000–6,000 extra deep | 3-car garage in this zip is uncommon; treat as minor premium only | Extra-deep is measurable value in tech-worker market |
| Fireplace | Count or type differs | Flat contributory | $2,500–$5,000 | Gas preferred over wood; second fireplace has minimal value | Primary bedroom fireplace (gas) is strong amenity |
| Year Built / Age | More than 8–10 year difference | Paired sales, condition-adjusted | $3,000–$8,000 per decade | Only relevant if age difference implies systems replacement risk | 1996–2012 comps are all comparable; 1986–1990 comps need upward adj to subject |
| Condition / Update Level | Significant finish difference | Cost-to-cure estimate × 50–75% buyer discount rate | $10,000–$40,000 | Buyers don't pay full renovation cost; they pay for reduced risk | Siding condition is big in this market (fiber cement vs. T-111 wood) |
| HOA Fees | Monthly HOA present vs. none | Capitalize annual cost at 5–6% rate; or use buyer sensitivity | $25,000–$40,000 per $200/mo HOA | High HOA also limits VA/FHA eligibility | Front-yard maintenance HOAs perceived as neutral; high fees are negative |
| Outdoor Package | Deck, covered patio, fencing, landscaping difference | Estimated contributory value | $5,000–$15,000 | Buyers discount for complex water features or non-functional amenities | Patio + firepit + fruit trees + basketball area = above-average package |
| Solar / Energy | Owned solar vs. none | Leased: near zero. Owned: $10–15K contributory | $0–$15,000 | Market is still developing; appraisers vary widely | Only NW Cambray comp has solar; treated as modest positive for that comp |
Section 4
Appraisal-Style Comp Grid
Adjustments show what to add (+) or subtract (−) from each comp to make it equivalent to the subject. Adjusted values represent indicated value of subject.
| Feature | SUBJECT 1560 NE 87th Ave | COMP 1 8599 NE Hodes St | COMP 2 17945 NW Waterfield Ct | COMP 3 100 SW Horton Way | COMP 4 18281 NW Cambray St | COMP 5 312 NE 105th Ave |
|---|---|---|---|---|---|---|
| PROPERTY OVERVIEW | ||||||
| Status | — | Sold 12/12/25 | Sold 12/19/25 | Sold 2/26/26 | Active 18 DOM | Active 233 DOM |
| Sale / List Price | — | $560,000 | $560,000 | $585,000 | $560,000 | $549,900 |
| $/SF | — | $288 | $316 | $271 | $287 | $287 |
| GLA (SF) | 1,991 SF | 1,942 SF | 1,772 SF | 2,161 SF | 1,950 SF | 1,913 SF |
| Beds / Baths | 4 / 2.5 | 4 / 2.5 | 3 / 2.5 | 4 / 2.5 | 4 / 2.5 | 4 / 2.5 |
| Year Built | 1996 | 1997 | 2010 | 2001 | 1990 | 2012 |
| Lot Size (SF) | 5,663 SF | ~5,227 SF | ~6,098 SF | ~4,792 SF | 5,663 SF | ~3,049 SF |
| Garage | 2-Car / Extra Deep | 2-Car / Attached | 2-Car / Attached | 3-Car / Attached | 2-Car / Attached | 2-Car / Attached |
| HOA | None (confirm) | $500/yr ($42/mo) | None | None | None | $266/mo |
| Exterior | Wood / T-111 | Fiber Cement | Fiber Cement | Fiber Cement | Vinyl Siding | Fiber Cement |
| ADJUSTMENTS (applied to comp to equal subject) | ||||||
| GLA Adjustment | Baseline | +$1,000 +49 SF × $20 | +$4,400 +219 SF × $20 | −$3,400 −170 SF × $20 | +$800 +41 SF × $20 | +$1,600 +78 SF × $20 |
| Bedroom Adjustment | 4 Beds | $0 | +$15,000 3BR→4BR | $0 | $0 | $0 |
| Garage Adjustment | Extra Deep | +$4,000 Extra depth premium | +$4,000 Extra depth premium | −$3,000 3-car vs 2-car extra deep | +$4,000 Extra depth premium | +$4,000 Extra depth premium |
| Year Built / Age | 1996 | $0 Same era (1997) | −$7,000 2010 newer build | −$2,500 2001 slightly newer | +$5,000 1990 older build | −$7,000 2012 newer build |
| Condition / Siding | Wood / T-111 | +$5,000 Fiber cement superior | +$5,000 Fiber cement superior | +$5,000 Fiber cement superior | $0 Vinyl ≈ T-111 | +$5,000 Fiber cement superior |
| HOA Adjustment | None (confirm) | +$2,500 Comp has $500/yr HOA; subject is HOA-free | $0 | $0 | $0 | +$30,000 Comp has $266/mo HOA; subject is HOA-free |
| Lot / Outdoor | 110-ft deep lot; patio, firepit, BBall | $0 Similar lot, similar outdoor | $0 Similar lot + covered patio | +$3,000 Subject has more outdoor amenity | −$3,000 Cambray has solar panels | +$5,000 Subject larger, more usable lot |
| Location / Street | Through street (87th) | $0 Similar street type | −$5,000 Waterfield cul-de-sac premium | $0 | $0 | $0 |
| Net Adjustment | — | +$12,500 | +$16,400 | −$900 | +$6,800 | +$8,600 |
| Adjusted Value | SUBJECT | $572,500 | $576,400 | $584,100 | $566,800 | $558,500 |
Grid Narrative: The five comps adjusted to a range of $558,500–$584,100 for the subject. The tight cluster of Comps 1, 4, and 2 (Hodes, Cambray, Waterfield) all land between $566,800–$576,400 after adjustments, forming a reliable core range. Comp 3 (Horton Way) adjusts highest at $584,100 but reflects a larger, 3-car garage home that sold with multiple offers — a slightly elevated data point. Comp 5 (105th Ave) corrects upward to $558,500 once the subject's HOA-free status is properly valued as an advantage over the comp's $266/mo HOA. The most reliable price signal sits in the $566,000–$580,000 range before discounting for the subject's wood/T-111 exterior and unverified roof/HVAC age — factors buyers in today's market will either inspect out or request credits on.
Section 5
Adjustment Detail — Comp by Comp
Full narrative justification for each adjustment; shows work behind every number in the grid
Comp 1 — 8599 NE Hodes St, Beaverton 97006 Sold $560,000 · Dec 2025
GLA1,942 SF (−49 SF)
Beds/Baths4/2.5 = Equal
Year Built1997 ≈ Equal
Garage2-Car Attached (standard)
HOA$500/yr
ExteriorFiber Cement
DOM26 days
Sale TermsConventional at 100% SP/LP
Adjustments: GLA +$1,000 (49 SF × $20); Garage +$4,000 (subject extra-deep vs. standard); Siding +$5,000 (fiber cement on comp is superior to subject T-111 wood); HOA +$2,500 (subject is HOA-free; comp has $500/yr HOA — advantage to subject). Net: +$12,500 → Adjusted $572,500.
Best comparable overall. Same era, same submarket (Amber View No. 2), same school district. The 26-day DOM and full-price conventional sale confirm market absorption was normal in late 2025. This comp anchors the low end of our range after siding and garage adjustments. Weight: High.
Best comparable overall. Same era, same submarket (Amber View No. 2), same school district. The 26-day DOM and full-price conventional sale confirm market absorption was normal in late 2025. This comp anchors the low end of our range after siding and garage adjustments. Weight: High.
Comp 2 — 17945 NW Waterfield Ct, Beaverton 97006 Sold $560,000 · Dec 2025
GLA1,772 SF (−219 SF)
Beds/Baths3/2.5 — One fewer bed
Year Built2010 (14 yrs newer)
Garage2-Car Attached
HOANone
Street TypeCul-de-sac (premium)
DOM5 days · Cash
Sale TermsCash at 101.8% SP/OLP
Adjustments: GLA +$4,400 (219 SF × $20); Bedrooms +$15,000 (3BR to 4BR pool expansion); Garage +$4,000; Year built −$7,000 (2010 modern systems vs. 1996); Siding +$5,000 (fiber cement superior); Location −$5,000 (cul-de-sac premium on comp). Net: +$16,400 → Adjusted $576,400.
Useful upper bound but requires heavy adjustment. The 5-day DOM and cash over-list sale signal a hot sub-pocket (Waterfield Estates craftsman community) that may not perfectly represent Amber View. The large bedroom adjustment makes this comp less direct. Weight: Moderate.
Useful upper bound but requires heavy adjustment. The 5-day DOM and cash over-list sale signal a hot sub-pocket (Waterfield Estates craftsman community) that may not perfectly represent Amber View. The large bedroom adjustment makes this comp less direct. Weight: Moderate.
Comp 3 — 100 SW Horton Way, Beaverton 97006 Sold $585,000 · Feb 2026
GLA2,161 SF (+170 SF)
Beds/Baths4/2.5 = Equal
Year Built2001
Garage3-Car Attached
HOANone
ExteriorFiber Cement
DOM5 days
Sale TermsConventional, 102.8% SP/OLP
Adjustments: GLA −$3,400 (170 SF larger comp); Garage −$3,000 (3-car premium over subject extra-deep 2-car); Year built −$2,500 (5-yr newer); Siding +$5,000 (fiber cement); Outdoor +$3,000 (subject's amenity package competes). Net: −$900 → Adjusted $584,100.
High adjusted value reflects Feb 2026 market strength. This is the most recent sold comp and the 5-day over-list sale suggests strong buyer demand in Q1 2026. The adjusted value is highest of the group, but this home had 3-car garage and better siding — two items buyers specifically negotiate. Use as upper bound and ceiling. Weight: Moderate-High (recency benefit).
High adjusted value reflects Feb 2026 market strength. This is the most recent sold comp and the 5-day over-list sale suggests strong buyer demand in Q1 2026. The adjusted value is highest of the group, but this home had 3-car garage and better siding — two items buyers specifically negotiate. Use as upper bound and ceiling. Weight: Moderate-High (recency benefit).
Comp 4 — 18281 NW Cambray St, Beaverton 97006 Active · $560,000 · 18 DOM
GLA1,950 SF (−41 SF)
Beds/Baths4/2.5 = Equal
Year Built1990 (6 yrs older)
Garage2-Car Attached
HOANone
SolarFully Owned Solar
StatusActive — offer in hand, deadline 4/26
Adjustments: GLA +$800 (41 SF); Garage +$4,000; Age +$5,000 (1990 vs. 1996); Exterior $0 (vinyl ≈ T-111); Solar −$3,000 (owned solar is a positive for that comp). Net: +$6,800 → Adjusted $566,800.
Critical real-time market signal. With an offer already in hand at 18 DOM and offers due today (4/26), this comp is on its way to contract near list price. Vinyl exterior is comparable to T-111 so no siding advantage here. This comp confirms $560K is live buyer territory right now. Weight: High (direct current competition).
Critical real-time market signal. With an offer already in hand at 18 DOM and offers due today (4/26), this comp is on its way to contract near list price. Vinyl exterior is comparable to T-111 so no siding advantage here. This comp confirms $560K is live buyer territory right now. Weight: High (direct current competition).
Comp 5 — 312 NE 105th Ave, Hillsboro 97006 Active · $549,900 · 233 DOM
GLA1,913 SF (−78 SF)
Beds/Baths4/2.5 = Equal
Year Built2012 (16 yrs newer)
HOA$266/month (!)
ExteriorFiber Cement
DOM233 days — notable stale
Original List$585,000 (reduced)
Adjustments: GLA +$1,600 (78 SF); Garage +$4,000; Year built −$7,000 (2012 newer); Siding +$5,000 (fiber cement); HOA +$30,000 (subject is HOA-free — $266/mo on comp is a significant buyer cost that the subject doesn't carry, making the subject more attractive); Lot +$5,000 (subject has larger, more usable lot). Net: +$8,600 → Adjusted $558,500.
Caution flag — stale listing. 233 DOM and a $35,000 price reduction from $585K tells us this home is overpriced or the HOA is creating buyer resistance. Despite the 2012 build year and fiber cement, the $266/mo HOA dramatically limits the buyer pool. The corrected adjusted value of $558,500 shows the subject's HOA-free status is actually a meaningful advantage here. Weight: Moderate (cautionary on pricing; useful HOA contrast).
Caution flag — stale listing. 233 DOM and a $35,000 price reduction from $585K tells us this home is overpriced or the HOA is creating buyer resistance. Despite the 2012 build year and fiber cement, the $266/mo HOA dramatically limits the buyer pool. The corrected adjusted value of $558,500 shows the subject's HOA-free status is actually a meaningful advantage here. Weight: Moderate (cautionary on pricing; useful HOA contrast).
Section 6
Value Conclusion & List Price Recommendation
Weighted reconciliation of adjusted comp values into a defensible pricing recommendation
| Comp | Adjusted Value | Weight | Weighted Contribution | Rationale |
|---|---|---|---|---|
| C1 — Hodes St (Sold Dec '25) | $572,500 | 30% | $171,750 | Same era, same submarket, reliable arm's-length sale |
| C2 — Waterfield Ct (Sold Dec '25) | $576,400 | 15% | $86,460 | Different community, heavy adjustments needed; useful upper bound |
| C3 — Horton Way (Sold Feb '26) | $584,100 | 25% | $146,025 | Most recent; strong market signal; larger/better home adjusted down |
| C4 — Cambray St (Active) | $566,800 | 25% | $141,700 | Real-time competition; live market signal; similar profile |
| C5 — 105th Ave (Active) | $558,500 | 5% | $27,925 | HOA contrast useful; 233 DOM signals pricing risk ceiling |
| Weighted Average Indicated Value | 100% | $573,860 | Before condition / siding discount | |
🔧 Condition Discount Analysis
The weighted average of $570,860 reflects homes with fiber cement siding in good-to-great condition. The subject has wood/T-111 siding (original 1996), which is the primary condition flag in this market. Buyers and their agents will note this during showings, and inspectors will flag any moisture or paint failures. This creates two scenarios:
✓ Scenario A — Address Before Listing
Fresh exterior paint, touch-up any wood rot, have HVAC serviced with documentation. Removes buyer uncertainty. List at $549,900–$559,900. Buyers will still negotiate but lack ammunition for large concessions.
→ Scenario B — List As-Is, Price Reflects It
Transparent as-is pricing at $529,900–$539,900 attracts value buyers, flippers, and direct-to-Intel relocators who have cash and don't mind cosmetic work. Faster close, fewer inspection contingencies.
Tony Apa's Recommended List Strategy
$530,000 – $555,000
Primary Recommended List Range
$539,900
Suggested List Price (As-Is)
$549,900
After Pre-Listing Paint / Prep
$541,430
County Market Value (reference)
49 days
Median DOM in 97006
Why this range: The core comps (Hodes + Cambray) adjusted to $572,500 and $566,800 respectively, and the weighted average across all five comps is $573,860. Discounting $15,000–$25,000 for siding condition and unknown roof/HVAC age brings us to $549–$558K as defensible market range. Listing at $539,900 or $549,900 (depending on pre-listing prep) creates room for buyer negotiation while anchoring expectations realistically. The subject's HOA-free status is a genuine advantage — buyers doing monthly cost comparisons will notice it. Starting above $560K risks repeating the Comp 5 (105th Ave) fate — 233 days on market and a significant price reduction. The $549,900 "Coming Soon" comp (1331 NE 85th Ct) is directly comparable in the same Amber View submarket at 1,757 SF — our seller competes favorably on a per-SF basis at similar or slightly higher absolute price, given the subject's additional 234 SF.
Section 7
Market Conditions — 97006 Today
Altos Research data as of Apr 26, 2026 · Single-family homes · 97006 ZIP
$652,450
Median List Price
Prices stable on plateau; our recommended range is below median, positioning subject as compelling value
47
Market Action Index
Strong Seller's Market (up from 45 last month). Buyers are competing; sellers have leverage when priced correctly.
49 days
Median DOM
Half of listings go pending within 7 weeks. Correctly priced homes in the lower segment sell much faster — Comp 3 (Horton): 5 days.
36
Active Inventory
Rising inventory is normal for spring. The MAI rising to 47 confirms buyers are absorbing supply. Subject enters a competitive but active market.
📊 Market Segment Fit — Where 87th Ave Competes
The Altos Research data shows 97006 market segments by price quartile:
Top Quartile (25%)$840K median · 3,166 SF · 35 DOM
Upper Quartile (25%)$699K median · 2,210 SF · 49 DOM
➤ SUBJECT LANDS HERE$589K median · 1,705 SF · 28 DOM
Bottom Quartile (25%)$510K median · 1,588 SF · 63 DOM
At $539,900–$549,900, the subject straddles the Lower segment median and sits below the Upper segment. This is ideal positioning — it competes in the fastest-selling segment (28 DOM median) while offering 1,991 SF, which is more space than the typical lower-quartile listing. Value play for the buyer; strong demand for the seller.
📈 What the Market Data Tells Us About Pricing
42% of listings have experienced price reductions
Nearly half the active inventory has already cut price — confirming that overpriced listings get punished. The subject should not test the ceiling.
Price per SF trending down: $309/SF ZIP-wide
Larger homes are absorbing demand; buyers are getting more per dollar. Our recommended $271–$276/SF for the subject reflects its 1996 vintage and siding condition — appropriate discount to market avg.
MAI rising from 45→47: momentum is positive
The market is strengthening into spring. Listing now, while competition is still modest, is the right timing. A May listing captures peak spring buyer traffic before summer slowdown.
Section 8
90-Day Marketing Plan
Structured in three phases — Launch, Amplify, and Convert. Each phase has clear goals, tactics, and decision triggers.
Phase 1 — Pre-Launch & Launch (Days 1–21)
Goal: Enter the market strong. First impressions define perceived value. Buyers form opinions in seconds.
- 📸 Professional photography + drone aerial highlighting 110-ft deep lot and outdoor amenity package (fire pit, basketball, fruit trees)
- 🎥 Walkthrough video tour showcasing 9-ft ceilings, cherry laminate floors, island kitchen with French doors to backyard
- 🔨 Pre-listing prep: exterior paint touch-up and/or pressure wash; confirm roof/HVAC documentation; refresh carpet if needed
- 📋 Pre-inspection option considered — reduces buyer negotiation leverage post-offer; strongly recommended given siding disclosure history
- 🏷️ "Coming Soon" status in RMLS for 5–7 days to build buyer queue; notify network of buyer agents in Intel/Nike corridor
- 🏠 Strategic open house weekend 1: Saturday + Sunday 12–4pm; market to Lenox/Poynter school parents specifically
- 📱 Targeted Facebook/Instagram paid ads to Intel employee demographics, tech workers, and relocation buyers in WA/CA
- 📊 Review offer activity after Day 7; if no offers, reassess positioning before Day 14
Phase 2 — Amplify (Days 22–55)
Goal: Maintain visibility; convert interest to offers. Monitor market feedback actively.
- 📧 Broker-to-broker outreach: contact top 20 buyer's agents in Washington County with active buyer clients in the $500K–$580K range
- 🏠 Second open house weekend; focus on Sunday afternoon; track attendance to gauge demand
- 📉 If <8 showings in first 21 days: reassess price (−$5,000 to −$10,000 adjustment). Do not wait 60 days to respond to market feedback.
- 🔄 Listing refresh: update photos with seasonal landscaping if spring bloom improves curb appeal; update public remarks
- 📲 Retargeting ads to anyone who viewed the listing page, video, or virtual tour but didn't request a showing
- 🔍 Feature the extra-deep garage prominently in outreach — many Hillsboro tech workers actively search for RV/boat storage or workshop space
- 🌐 Zillow/Redfin listing optimization: ensure all rooms, updated features, and backyard amenities are populated correctly to maximize algorithm ranking
Phase 3 — Convert & Close (Days 56–90)
Goal: Secure a clean offer and navigate inspection/appraisal confidently.
- ⚖️ Offer strategy: evaluate all offers holistically (terms, financing, close date, contingencies) — not just price. VA/FHA acceptable with proper appraisal prep.
- 🔧 Prepare a "Seller's Pre-Inspection Summary" or known items disclosure to streamline buyer due diligence and reduce re-negotiation
- 📋 Appraisal prep: provide appraiser with Tony's comp grid, any recent improvements documentation, and extra-deep garage square footage data
- 💰 Credit strategy: if buyer requests concessions (roof, HVAC), have a pre-negotiated credit ceiling vs. price reduction preference — credits keep the list price intact for appraisal
- 🗓️ Target close in 30–45 days from accepted offer; coordinate with Gregory Parsons Living Trust / estate attorney for any documentation needs
- 🎯 If Day 90 approaches without contract: reassess market, review all showing feedback, and consider price reduction to bottom of range or agent incentive bonus
Section 9
Fee Structure & Net Proceeds Estimate
Estimated seller net proceeds at recommended list price ranges — for planning purposes only; actual costs vary
💵 Net Proceeds at $539,900 (As-Is)
Gross Sale Price$539,900
Listing Commission (estimate)−$13,498 (2.5%)
Buyer's Agent Commission (if offered)−$13,498 (2.5%)
Title / Escrow (est.)−$2,500
Oregon Transfer Tax (est. $1.10/$1,000)−$594
Home Warranty (optional)−$600
Pre-listing repairs / staging (est.)−$0 (as-is)
Estimated Net to Seller≈ $509,210
*Excludes mortgage payoff, prorations, and any inspection credits. Trust/estate documentation costs not included. Verify commission structure with Tony.
💵 Net Proceeds at $549,900 (After Prep)
Gross Sale Price$549,900
Listing Commission (estimate)−$13,748 (2.5%)
Buyer's Agent Commission (if offered)−$13,748 (2.5%)
Title / Escrow (est.)−$2,500
Oregon Transfer Tax (est.)−$605
Home Warranty (optional)−$600
Pre-listing paint / prep (est.)−$2,500
Estimated Net to Seller≈ $516,199
*Pre-listing prep of ~$2,500 yields ~$7,000 more net vs. as-is scenario — positive ROI. Actual repair costs TBD.
Post-NAR Settlement Note: Buyer's agent compensation is no longer included in the MLS and must be negotiated separately. The estimates above include a 2.5% buyer agent offer as a strategic tool to attract maximum buyer traffic. Tony will walk you through current market norms and the full range of commission structures at your listing appointment.
Section 10
Why Tony Apa
The people, tools, and network that execute this plan — not just a listing, a campaign
🏆 Local Market Authority
Tony Apa is a Principal Broker and Team Leader with deep roots in Washington County's Intel/Nike corridor. With direct experience in the Amber View, Orenco, and Tanasbourne submarkets, Tony understands how to position your home against active competition — not just find the comps, but tell the story buyers respond to.
📡 Jason Mitchell Group Network
Tony's team brings access to a systematic marketing engine and cross-market referral pipelines, giving your listing visibility beyond the local MLS — including relocation buyers in the WA/CA tech corridors who are actively targeting the Intel/Nike campus area.
📸 Premium Presentation
Every listing receives professional HDR photography, drone aerial video, and a property website. Homes that lead with compelling visuals generate more showing requests and sell faster. Tony's team handles all coordination — you focus on your move, not the logistics.
📊 Data-Driven Pricing
This CMA is the methodology Tony brings to every listing — appraiser-style adjustment grids, Altos Research market data, and real-time competitor analysis. You're not guessing at a number. You're entering the market with a defensible, researched position that holds up under buyer scrutiny.
🤝 Transparent Communication
Tony provides weekly showing feedback reports, regular DOM check-ins, and proactive pricing recommendations — not radio silence. If the market is telling us something, you'll hear it within 48 hours, not at week six when it's too late to pivot effectively.
📞 Ready to Start?
The next step is a 30-minute walkthrough of the property so Tony can confirm condition details, finalize the pricing recommendation, and build your custom marketing launch plan. Listings in this price range that come on in May have the highest traffic volume of the year.
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- oregonlifepropertygroup.com
- May 16, 2026
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We firmly believe that the internet should be available and accessible to anyone, and are committed to providing a website that is accessible to the widest possible audience, regardless of circumstance and ability. To fulfill this, we aim to adhere as strictly as possible to the World Wide Web Consortium’s (W3C) Web Content Accessibility Guidelines 2.1 (WCAG 2.1) at the AA level. These guidelines explain how to make web content accessible to people with a wide array of disabilities. Complying with those guidelines helps us ensure that the website is accessible to all people: blind people, people with motor impairments, visual impairment, cognitive disabilities, and more. This website utilizes various technologies that are meant to make it as accessible as possible at all times. We utilize an accessibility interface that allows persons with specific disabilities to adjust the website’s UI (user interface) and design it to their personal needs. Additionally, the website utilizes an AI-based application that runs in the background and optimizes its accessibility level constantly. This application remediates the website’s HTML, adapts Its functionality and behavior for screen-readers used by the blind users, and for keyboard functions used by individuals with motor impairments. If you’ve found a malfunction or have ideas for improvement, we’ll be happy to hear from you. You can reach out to the website’s operators by using the following email [email protected]Screen-reader and keyboard navigation
Our website implements the ARIA attributes (Accessible Rich Internet Applications) technique, alongside various different behavioral changes, to ensure blind users visiting with screen-readers are able to read, comprehend, and enjoy the website’s functions. As soon as a user with a screen-reader enters your site, they immediately receive a prompt to enter the Screen-Reader Profile so they can browse and operate your site effectively. Here’s how our website covers some of the most important screen-reader requirements, alongside console screenshots of code examples:- Screen-reader optimization: we run a background process that learns the website’s components from top to bottom, to ensure ongoing compliance even when updating the website. In this process, we provide screen-readers with meaningful data using the ARIA set of attributes. For example, we provide accurate form labels; descriptions for actionable icons (social media icons, search icons, cart icons, etc.); validation guidance for form inputs; element roles such as buttons, menus, modal dialogues (popups), and others. Additionally, the background process scans all of the website’s images and provides an accurate and meaningful image-object-recognition-based description as an ALT (alternate text) tag for images that are not described. It will also extract texts that are embedded within the image, using an OCR (optical character recognition) technology. To turn on screen-reader adjustments at any time, users need only to press the Alt+1 keyboard combination. Screen-reader users also get automatic announcements to turn the Screen-reader mode on as soon as they enter the website.These adjustments are compatible with all popular screen readers, including JAWS and NVDA.
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Disability profiles supported in our website
- Epilepsy Safe Mode: this profile enables people with epilepsy to use the website safely by eliminating the risk of seizures that result from flashing or blinking animations and risky color combinations.
- Visually Impaired Mode: this mode adjusts the website for the convenience of users with visual impairments such as Degrading Eyesight, Tunnel Vision, Cataract, Glaucoma, and others.
- Cognitive Disability Mode: this mode provides different assistive options to help users with cognitive impairments such as Dyslexia, Autism, CVA, and others, to focus on the essential elements of the website more easily.
- ADHD Friendly Mode: this mode helps users with ADHD and Neurodevelopmental disorders to read, browse, and focus on the main website elements more easily while significantly reducing distractions.
- Blindness Mode: this mode configures the website to be compatible with screen-readers such as JAWS, NVDA, VoiceOver, and TalkBack. A screen-reader is software for blind users that is installed on a computer and smartphone, and websites must be compatible with it.
- Keyboard Navigation Profile (Motor-Impaired): this profile enables motor-impaired persons to operate the website using the keyboard Tab, Shift+Tab, and the Enter keys. Users can also use shortcuts such as “M” (menus), “H” (headings), “F” (forms), “B” (buttons), and “G” (graphics) to jump to specific elements.
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