Fabulous Ocean Front Property

Take a look at these excellent beach front homes:

Brand new 2221 SF home with 3 beds and 3 baths. This fabulous house sits on a large 10k SF lot with direct open views to the beach. The modern design is open and spacious and the views are to die for. 

MLS# 2388900 Listed at $990,000.

Additional images:

This home was built in 2024 and features a junior acre with 63 feet of actual beachfront. Walk right onto the beach! The house features 3 beds and 3 baths spread over 2800 SF. 

MLS# 2313174 Listed at $1,159,000.

How's the Market at the Coast?

I have expanded my coastal properties section of the website to include more data on the Long Beach Peninsula. For people looking at properties to purchase on the coast I now have a searchable platform for the entire Peninsula.

Rod's Coastal Properties List

Many readers of this blog may already live at the coast so I also have a market watch report available as well.

Coastal Market Report

There are quite a few homes listed at the coast right now, I'd say the market is moving towards the buyers favor and that bodes well for people wanting to retire at the coast. The Long Beach Peninsula has been a great spot to retire for many years and it is also a fantastic place to get a second home for those who enjoy the sand and surf.

These links will be permanently posted on this blog site for review in the future.

Coast is Getting Some Snow Today!

My sister lives on the Long Beach Peninsula up near Oysterville. This morning she awoke to some heavy snow coming down which accumulated to about two inches and is still coming down as of this writing. Heavy snowfalls are unusual along the northern Oregon and SW Washington beaches but they do happen every few years. Enjoy the winter chaos beach lovers :)

Changes in Real Estate Practice, Coming

A recent settlement announcement in the antitrust suit against the National Association of Realtors® will bring about some changes in the way buyers are represented. Unfortunately for buyers they will either go unrepresented or be expected to pay for their agent. This is a very poor decision and the court has made an egregious error. However the settlement has not yet been approved but the judge. Here is a link to an article about the recent announcement.

Mortgage rates are stable, Buyers agency in jeopardy

Happy New Year!

Well here we are in 2024! The outlook for the year is showing signs of relief for weary borrowers as interest rates have soften up a bit. The stock market has seen some nice upticks as well. Maybe 2024 will usher in some good news economically for a change.

Along the SW Washington coast prices saw a steep increase in 2023, but remains well below the prices for similar coastal properties in Clatsop County, Oregon. Despite the loft price tags the Long Beach Peninsula remains the best deal for properties close enough to the ocean to hear the sea roar. Even if we see a decline in prices along the I-5 corridor, which is a strong possibility, I feel there will be continued upward pressure on the peninsula as retirees flock tot he area from more expensive markets. 

We shall see how this all plays out as the shiny new year progresses.

Market Crash?

 Originally posted in Rod's Real Estate News, Nov 3, 2023

Some doomsayers are predicting another serious market correction is eminent. Now this is certainly a possibilty. Many of the conditions that precipitate a market correction are in fact in place right now. 

• Slightly higher than average lending rates. 
• Tightening of consumer credit by large lending institutions.
• Below average pool of qualified buyers.
• Hyper inflated prices after long aggressive rise.
• Unstable economic conditions.

These are all indicators of an eminent market correction. However there are also several counter conditions that are keeping the market stable in spite of the above bullet points. This certainly applies to our local market if not the market nationally.

• Extremely tight inventory levels driven by owners married to a low interest rate.
• High positive growth rates as more people moving in than out (Local Clark County).
• Continued high demand for rentals with inflated rental rates.
• Unstable conditions in other markets can drive investors back to real estate.
• High interest rates attractive to institutional investors buying mortgage paper.
• High overall quality of existing mortgage debt. Minimal sub-prime paper.
• Strong local economy helps us locally.

So the real news is that there is no news. Other economic conditions need to change for a traditional "crash" type correction. What we are witnessing right now is a very soft landing with prices flat or ever so slightly declining.

For buyers the decision should really be based on how long they intend to live in the house they might buy. If someone buys a house today and then decides or must sell it a year later, that is not a favorable situation and renting would definitely be the better option. In an uncertain market with a high probability of at least a modest correction I would recommend a five year commitment to any house purchase din the current market. 

I do not think a major hard crash like we saw in 2009-2012 is eminent. That situation was much bigger than real estate. Banks had been making really sketchy loans for over a decade and that led to a near collapse of the banking system. Those aggressive types of loans have been almost non-existent since the federal revisions were made by Congress in 2011. 

I'll play Devil's advocate and suggest that we have a repeat of 2009. What would that look like? Well suppose buyer Jones bought a house in 2008 for $300,000. By the time the market hit bottom around 2012 the house was worth about $175,000. Not good, not good at all if you had to move. The house returned to $300,000 in value around mid to late 2014. For the sake of being conservative let's say it was 2015. That is a seven year period from top to bottom and back to par. That my friends was the worst real estate crash since 1929 and the Great Depression. There is no reason that couldn't happen again, but it is extremely unlikely. 

Buyers willing to commit to a five year stay can rest assured that barring a catastrophic economic failure, they would be in position to sell with enough proceeds to clear the note and exit the property at the end of that period with maybe the exception of putting less than 5% down. Low down borrowers should add a year or two to the commitment window just to be safe. But in a mild correction even low down and no down borrowers would be able to sell and clear the bank note after five years. 

In general I wouldn't let higher rates or the threat of a possible correction stop me from buying a home so long as I am prepared to stay in that home for a minimum of five years. When rates settle down, and they will settle down eventually, buyers will have an opportunity to refinance the loan into a lower rate and save money in the long run.

Possible Sunshine in the Rates Next Year!

Originally posted in Rod's Real Estate News, September 29th, 2023

According to US News and World Report the trend for the next few months is a softening in rate pressure. Rates should start to ease a bit providing some relief for weary buyers that have been priced out of mortgages over the last couple years. Locally rates have been running at nearly 8% well above the national average. The chart below shows the national trend and the rates on the chart or prior to any fees or points that banks are in fact charging. Rates that borrowers are actually seeing or will see based on this chart would be 0.5% to 1% higher. Rates also vary based on the lending program, down payment amount, credit profile and other important financial details of the borrower. The good news is they seem to think it is starting to trend favorably for borrowers.

Well let's hope they are right. I do not expect a return to the ridiculously low rates of a few years ago. That was unprecedented. The 50 year average has been around 6.5% and I find that the market responds well to rates under 6%. If we can get rates back into the mid 6s the real estate market will come around. Right now we are in a stalemate as we have neither allot of buyers nor allot of sellers. Pricing is stable but softening and transactions are way down as a result of inactivity. Sellers are holding on to the low rate they have now and buyers can't afford the high rates currently available. 

This trend if it materializes could be good for current buyers. Sellers are getting motivated and that means a negotiating edge for buyers. Buyers may find themselves able to refinance their 8% purchase not in a year or so at a more comfortable rate in the 6s.  

If that chart holds up, things should perk up a bit next spring.

Mortgage Rates hit 20 Year High

 Originally posted on Rod's Real Estate News August, 2023

That sounds like an ominous thing. It really isn't as bad as it sounds however. The last 20 year cycle saw the lowest 30 year mortgage rates in the history or 30 year mortgages. We spent most of the last 15 years with rates under 5.5% So the headline sounds terrible, which is why every news outlet is running this very headline. They however do not take the time to cover the context, so I'll do that for you here.

According to Bankrate.com over the last 50 years the average mortgage rate has been 7.81% Yes 7.81%. During that 50 year period we had both the highest and lowest 5 year stretches ever recorded. From 1980-1985 the average rate was 14.32% From 2017-2022 rates average 4.17%. Here we sit today with a national average mortgage rate at 7.09% well under that 50 year average but painfully higher than the recent lows of just a couple years ago.

The rates had a rather rapid climb and that creates a psychological shock which tends to makes things seem worse that they really are. Sure many homeowners have decided to stay put and enjoy their 2.9% 30 year mortgage they got back in 2021. This has created a scenario whereby there is a lack of homes for sale at a time when we should see lots of activity. Generally the period immediately after a rapid rise in home values leads to a bit of an equity grab as people sell their homes and move up or downsize. We are not seeing that nearly as much as we should. This may actually be staving off a market correction that should have happened right about now.

So the good news is home values are holding up well, the bad news is, it is tougher to buy in to this market right now. don't let a 7% mortgage scare you away from buying a home. It may limited your buying power but rates will come back down and an opportunity to refinance into a lower rate will arise in the future.

Happy Birthday America!

photo from Long Beach website

Tonight is the big fireworks event on the beach. It is quite the spectacle, be sure to mosey on down to take a watch or participate. Or if loud noises and a sky filled with sparkling lights isn't your thing, better head inland for the holiday :)

This is one of those bucket list items you gotta experience at least once.

A revisit to State Parks

Originally posted here in 2020 by Rod Sager,

Did you know that SIX state parks reside in Pacific County on the Long Beach Peninsula Area? That's a fair number and from the mouth of the mighty Columbia up the peninsula to Leadbetter you can dive into the wilds of nature or wonder at the historical buildings of Cape Disappointment and Fort Columbia. There's more to an outing at the coast than a walk on the beach.

Check out the six parks at the beach.

• Cape Disappointment
• Fort Columbia
• Leadbetter Point
• Pacific Pines
• Loomis Lake
• Willie Keils Grave

March is here and soon the weather will turn the corner to spring. For now it is still a bit of winter but sunny days are ahead with late evening sun. Next month the Razor Clam Festival returns so keep your calendar clear.

Prices are up, but deals are still available

Prices along the Long Beach Peninsula have seen robust growth over the last few years. The days of nice move in ready homes at $225,000 have passed into yesteryear. Prices all over Southwest Washington however have done the same thing. Gone are the days of a nice move in ready home in Vancouver at $375,000. This leaves the beach as a bargain when coming from an inland location near Seattle or Portland.

Retiring to the beach is still a hot phenomenon and people are still doing it in large numbers. The Long Beach Peninsula remains still sweet bargain when compared to nearby Seaside, OR. I found a nice little house located just a few hundred yards off the crashing waves of the mighty Pacific with a public beach access point about 5 blocks away. Just a half block west are some of the most expensive beach homes in the area. The neighborhood is nice and the location is solid.

This home has 2 beds and 1.5 baths with 1316 SF of living space. It is situated on a nice large 0.24 acre lot and was built in 2014 so it's a modern home. Behind the home is one of the peninsulas lovely canals and you can walk to the beach in just a few minutes. It is priced at just $390,000. 

The weather at the coast is wet in the winter and dry in the summer with one of the flattest templates curves you'll find anywhere. Summer lows in the low 50s and highs in the upper 60s and in the winter lows are in the low 40's and highs in the low 50s for the most part. The beach does not get a lot of cold weather with only occasional snow falls that tend to be short lived. High temps above 85º are also rather uncommon. 

The beach is a great place for sand and surf lovers and retiring there is actually still affordable. 

This post excerpted from "Retire to Washington" by Rod Sager originally published 3/28/23. This is applicable to the SW Washington Coast which offers so much for retirees including favorable taxes and some of the most reasonably price ocean front on the West Coast.

As a long time veteran real estate agent, I have seen many clients move here or away from here to follow their grand children. In my own personal scenario my wife's parents moved to Vancouver to be close to their grandchildren after growing tired on long travels for visits. It is a powerful force this gravitational tug of baby descendants. I'm feeling it my self as my first grand baby is expected in July. I already want to be closer to my son and daughter-in-law. But Chicago? Not happening.

Washington State has a roaring economy which has been firmly in the top five in the country for more than a decade now. Strong economies produce high paying jobs and lots of opportunity for young people. This in turn draws young families to the region and sometimes draws grandparents as well. 

If you have a child looking at new job opportunities in Portland, OR or Seattle, WA but also looking at other areas, say Illinois, New York, DC, etc. it might not hurt to lean on them a little in favor of the Northwest. Either way you can choose Washington when you follow them and enjoy our top tier retiree situation. Mainly: no state income tax.

I have written ad nauseam about the wonders of Washington State with our diverse geology and climate. The taxes and advantages of Washington laws benefit retirees greatly. Although the west side can be cloudy and drippy it tends to be free of extreme weather. I hate extreme weather. We don't get bitter cold, we don't get super hot, we don't suffer extreme humidity in the summer, we don't get a whole lot of snow in the valleys, and we don't have a lot of natural disasters. These are all great things, and other great things include some of the most spectacular natural scenery in the country, and even a diverse political spectrum with something for everyone left or right. 

So nudge your kids towards the nice job in the Northwest and then pack up and follow them to paradise.

Spring 2023 might be late this year!

Here we are in March and snow flurries have been in the forecast nearly every day since mid-February. Sure here along the coast hasn't seen quite the chilliness of our inland neighbors, there is no doubt it has been chillier than average. The pattern according to the national weather service is going to continue for the foreseeable future. Will this nippy air hang out till past the Equinox and into "official" spring? Hard to say, but for now it seems it's here to stay. 

Late arrival for spring is not uncommon in the Northwest, it is rather just annoying more than anything. But coastal activities and events tend to start happening next month so we certainly hope that April will bring some warmer temps for things like the Razor Clam festival and other exciting events that usher in the warmer and drier half of the year.

Don't try to time the close!

This was originally posted on January 27th, 2023 by Rod Sager

All too often and sometimes against my best counsel, buyers and sellers will try to time the closing to a specific day. As the title states, that really is a fool's errand. I wrote a post right here own this blog back in 2020 that sums it up well:

"All too often I find buyers and sellers trying to line everything up for the perfect close and move. Real estate transactions have lots of moving parts, seriously, internal combustion engine levels of moving parts! Trying to time everything perfectly with a train of buyers and sellers all lined up like the proverbial dominoes, is like herding cats.

I have mentioned this before and it is worth mentioning again. Buyers do not try to time your closing with your move out date for perfect alignment. That is a recipe for drama. You have a seller who is moving and often waiting on another seller at the other end who is waiting on a seller, etc. Pay a few bucks extra rent and give yourself a two week cushion. It's the best money you ever spend because now you are moving slowly rather than in a rush. Even in the best case scenario with the "perfect timing" approach you end up damaging your current apartment/house and or breaking your valuables because you are in a hurry. The worst case scenario is that you have movers show up but your seller can get out! Save yourself the heartache buy giving yourself a two week cushion. You'll thank me later :)"

In the situations where multiple parties have transactions up or down the chain the number of moving parts multiplies making a percent timing situation that much more complicated and unlikely. We all have enough drama in our lives don't we? The wise person gives themselves and other a cushion to ensure a smooth and happy close.

Happy New Year!

 As 2022 comes to a close, I'm taking the week off :) May you have a warm and prosperous New Year!

Holidays at the Coast

It is hard to believe sometimes, but yet another Holiday seasons has arrived and with it a little snowfall along the coast. Is was fleeting to say the least but it did happen. Meanwhile the Holiday season brings forth opportunities for getaway trips to watch the storms or perhaps a mild Christmas along the seashore. I wrote this article a few years back and it still resonates today:

Yes December has arrived and once again the beach is in prep for holiday fun with a salty twist. Check out https://funbeach.com for events on the Long Beach Peninsula for the holidays and more in 2019.

They like to do fireworks on the beach on New Years Eve, that should fun. Many people like to watch the storms roll in during the wet and wild December. Although the weather can be rough and rowdy, the temperature tends to be 5° to 10° warmer at the beach than it is inland. I'd still bring a coat ;)

I wrote this general weather piece a while back check it out:

One of the stark contrasts with the weather and climate on the Washington coast as compared to inland areas like Portland-Vancouver is the nearly flat chart of average temperatures across the whole year. Yes if you like a fairly predictable temperature over the course of a whole year, it is hard to beat the beach. Of course it is wetter and windier at the beach but the temperatures are nearly static. Look at that chart!

In Long Beach, WA, there is only 16° of difference between the average high in July and the average high in January! Contrast that against Vancouver, WA where the difference is 36°. Or how about a place like Spokane, WA where the difference is an astonishing, 50°. You may find it interesting that Long Beach, WA has the same difference in average daily high as San Diego, CA! Yes San Diegans enjoy a tight 16° spread between summer and winter as well. Yes, I know the spread is the same but So-Cal is much warmer.

To be fair the coast tends to favor a cooler climate, but the moderating effects of the mighty Pacific Ocean keep the extremes minimized and the averages very predictable and pleasant all year long. Heat waves in the summer are very rare and when they do happen they are quite short lived. Deep freezes in the winter are equally rare and again very short lived.

So if you want to live in a place that doesn't really have a major shift in seasons then the coast could be the ticket. It is really a two season affair on the Washington Coast, a short 4 months of mild summer weather and long but very mild 8 months of winter.

The beach is affordable and fun all year round, check it out! 

Extended Summer Makes Way for Real Autumn

Well all that sunshine and tomfoolery has passed. Mid October with warm summer-like weather inland and to a lesser degree at the coast has finally yielded to Autumn. Rain, cooler temps, and wind have all returned and seemingly with a vengeance.

These storms can whip off some dangerous surf, so caution is always advised when near the ocean. But storm watching in the fall has the advantage of somewhat warmer temps than watching in the dead of winter. This can be a great time and it seems we have an extended period of rough and tumble weather coming our way. later this week snow levels will drop down around 2500 feet and temps even at the beach may struggle to break out above 50º. But then more mild temps return next week. 

Watching the mighty Pacific crash onto the shores of the beach is a magnificent sight and sound. The next two weeks should provide some great opportunities.

The real estate market has slowed down a bit in the wake of significant interest rate increases over the last several months. Many buyers are checked out of the market awaiting more favorable conditions. This leaves the door open for some softening prices and opportunities to get a beach house for a little better deal than just six months ago. Keep you eyes peeled for deals, you might just find one.

Can you Still Buy on the Peninsula for less than $250k?

Hmm, definitely not like the 'good ole' days of 5 years ago ;) But I did find a couple of cottages that were pretty cheap one even fell under that $250k mark. Keep in mind I am using the Portland based RMLS and there are more listings on the Seattle based NWMLS, but a search of Zillow or Trulia will find listings from either MLS system. 

First was this adorable cottage listed at $220,000. It features 1 bed and 1 bath with a whopping 440 square feet. Whatever will you do with all that room? It was built in 1987 and has been more recently remodeled. It is undeniably cute and is located in the rather pleasant Ocean Park area north of the more busy Long Beach. There is an HOA but it is only $53 a month and includes water, garbage, and security patrol. That is a screaming deal actually. This one is right smack dab in the middle of the peninsula so you have about a mile to travel to get to either the beach or the bayfront. This is a little slice of coastal heaven at a price within reach of regular folks.

I also found this one, not under that $250k mark but it is listed at just $265,000 and this little cottage is actually two cottages joined together to form two rental units. An enormous 690 square feet of spacious living awaits you here with 2 beds and 2 baths. Built in 1940 and in need a some TLC the real sales pitch is its location just a few of blocks from the beach access point. It is located in Long Beach close to the main drag so summers will be busy. But you can also walk to all the restaurants, shops, and attractions so that's cool. There is a clear rental income opportunity or a live in one side and rent the other. That $265k price is starting to look like a steal.

So value on the peninsula have skyrocketed in the last few years but there are still values to be found for the thrifty shopper. Keep you eyes peeled, these 8% rates are eroding the buyer pool and sellers are getting nervous. You can still have the beach dream so get out there and find it.

Which Coastal Area is really the Best?

I often write about the Long Beach Peninsula on this blog. That is largely because I have a fair bit of experience there, but also because it has been a great region for value and relative location. But what about other nearby coastal areas and towns? Sticking with the Southwest Washington and Northwest Oregon region, I can break it down into three 'zones'. 

• Clatsop County, OR: Cannon Beach, Seaside, Warrenton, Astoria
• Pacific County, WA: Ilwaco, Long Beach, Ocean Park, Oysterville
• Grays Harbor County, WA: Westport, Ocean Shores, Copalis Beach, Pacific Beach

Clatsop County, Oregon 

Statistics:

• County Population: @ 41,000
• County Area: 1084 square miles, 829 on land
• More than 34 miles of Pacific coastline
• Highest point: Saddle Mountain, 3283 feet
• Largest City: Astoria, population 10,181 (2020)
• Seat of Government: Astoria
• Largest beachfront town: Seaside, population @ 7000
• Median home price: $533,086
• Most expensive town: Arch Cape median price $969,272
• Taxes: mean property tax 0.9%, no sales tax, aggressive state income tax
• Nearest Costco Store: Warrenton, OR 5.6 miles from Astoria
• Nearest Hospital: Columbia Memorial, Astoria & Providence Seaside, Seaside
• Major highways: US 101, US 26, US 30
• Nearest city of 100k+ population: Hillsboro, OR population @100,000; 77 miles from Astoria, 1:43 drive; Vancouver, WA 89 miles 1:35 drive
• Nearest Major City: Portland, OR 96 miles from Astoria, 2hrs drive 

Clatsop county features two primary beach areas the southern bit is from Cove Beach to Crescent Beach with approximately nine miles of beaches. The trendy Cannon Beach is included in this stretch. The larger beach section is in the north runs 18 miles continuously from Painted Rock Beach to the South Columbia River Jetty near Warrenton. This section includes the family friendly Seaside area which is resort and vacation oriented. All of Clatsop County features a marine coastal climate with cooler temps than inland areas and mild year round weather. Other than the Pacific Coast the county does have some 25 miles of Columbia River waterfront as well. The county also offers some rugged coastal mountains. Clatsop suffers from puffed up pricing in real estate due at least impart to the excellent national advertising campaign for the Oregon Coast. It is famous and thus expensive.

Pacific County, Washington

Statistics:

• County Population: 23,365 (2020)
• County Area: 1223 square miles, 933 on land
• Nearly 36 miles of Pacific coastline
• Highest point: 3003 feet, unnamed high point
• Largest City: Raymond, population 3081 (2020)
• Seat of Government: South Bend
• Largest beachfront town: Long Beach, population @3000
• Median home price: $292,651
• Most expensive town: Chinook median price $365,417
• Taxes: mean property tax 1%, 8.1% sales tax, no income tax
• Nearest Costco Store: Warrenton, OR 21 miles from Long Beach, 55 miles from Raymond
• Nearest Hospital: Ocean Beach Hospital, Ilwaco; Columbia Memorial, Astoria, OR 19 miles
• Major Highways: US 101, SR 6, SR 103, SR 401, SR 105
• Nearest city of 100k+ population: Hillsboro, OR 99 miles 2:18 drive from Long Beach, Vancouver, WA 108 miles 2:07 drive.
• Nearest Major City: Portland, OR 116 miles from Long Beach 2:17 drive

Northhead Lighthouse, Cape Disappointment, WA

Pacific County is just a tad further away from the nearest large metro area from neighboring Clatsop County. Like Clatsop, this county offers rugged mountains as well as the beautiful coastline. The Long Beach Peninsula offers a long uninterrupted 27 miles of beach and a near equal amount of parallel bayfront just 2 miles to the east of the beaches. There is an additional 4-5 miles of sandy beaches north of the Long Beach peninsula as well accessed from Raymond. In Additional to the Pacific coastline there is a similar amount of Columbia River waterfront to Clatsop and a very large Bayfront coastline featuring more than 90 miles of shoreline on the Willapa Bay. If beachfront isn't your thing, but water views are, Pacific County has much to offer with housing prices far lower than Clatsop in Oregon. In general Washington State has a lower tax burden than Oregon as well. Pacific County like Clatsop has a marine coastal climate with mild weather all year round. Long Beach is a smaller version of Seaside offering family fun and further north up the peninsula the beach becomes more residential and quiet.

Grays Harbor County, Washington

Statistics: 

• County Population: 75,636 (2020)
• County Area: 2224 square miles, 1902 on land
• Roughly 39 miles of Pacific coastline
• Highest point: 4884 feet, Wynoochee Point
• Largest City: Aberdeen, population17,013  (2020)
• Seat of Government: Montesano
• Largest beachfront town: Ocean Shores, population 6715 (2020)
• Median home price: $358,311
• Most expensive town: Pacific Beach median price $925,738
• Taxes: mean property tax 1%, 8.9% sales tax, no income tax
• Nearest Costco Store: Olympia, WA 49 miles from Aberdeen, 87 miles from Ocean Shores
• Nearest Hospital: Harbor Regional, Aberdeen, 23 miles from Ocean Shores; Summit Pacific, Elma, 20 miles east of Aberdeen 
• Major Highways: US 101, US 12, SR 8, SR 105, SR107, SR 109
• Nearest city of 100k + population: Tacoma, WA 79 miles 1:17 drive from Aberdeen; 101 miles and 1:53 drive from Ocean Shores 
• Nearest Major City: Seattle, WA 109 miles from Aberdeen 1:47 drive; 132 miles 2:31 drive from Ocean Shores

Grays Harbor County is north of Pacific County and thus finds itself closer to Seattle than Portland. Although it has the most Pacific oceanfront of the three areas, a third of it is within the Quinault Indian Reservation. Like its southern neighbor, Pacific County, there is a large salt water bay with more than 60 miles of Grays Harbor bayfront shoreline. There is plenty of water view properties. Like the other two you can find rugged mountains nearby and the Olympic National Park even touches the area. This county has arguably the nicest beachfront community of the three areas with Ocean Shores a well designed and upscale community that is also one of the largest oceanfront town in the three counties. Seaside, OR and Ocean Shores are close in size with Ocean Shores a bit more sleepy and quiet contrasting Seaside's busy tourist vibe. Grays Harbor also contains the most dense city area among the three counties with Aberdeen and surrounding communities packed in at the mouth of the Chehalis River. That said, Greater Aberdeen is still fairly small and does not substitute for a larger city with 50k-100k people. Olympia, Washington is only 50 miles away and has a significant level of services.

Conclusion:

It is hard to say, but if price is important, then Clatsop has to be last. The median price will not get much near the beach and oceanfront properties will run in the millions. Between Pacific and Grays Harbor the difference is harder to identify. From the beach, Grays Harbor county has a longer drive to access to the interior metro areas but it has Olympia just 50 miles away and despite Olympia having a smallish population of just 52,000 people, it is the state capitol and has a substantial level of services. The bulk of Clatsop County services are very close to the bulk of Pacific Counties beach cities. There is a symbiosis of sorts and the two regions are connected by the Astoria Bridge on US 101. From Seaside, OR to Long Beach, WA is 33 miles and completely connects several cities and towns along the route including the Oregon beach towns Seaside, Gearhart, Surf Pines, SunsetBeach, the Columbia River towns of Warrenton, Astoria, Chinook, Ilwaco, and more beach towns in Washington, Oceanview, Seaview, and Long Beach. This connectivity and symbiotic relationship including the border economics between the two states gives Pacific County the clear win in this three way battle for coastal supremacy. If home prices and taxes are removed from the equation Clatsop starts to look real good. But price and taxes are rarely out of the equation. 

Tired of Hot Summers? Coastal Summers are Cool.

Last week I recorded eight straight days over 90º with most of them in the upper 90s in Vancouver. Meanwhile at the coast temps were cozy in the 70s and 80s for the most part. I really do not like hot weather... not even a little bit. Along the coast you be surprised if you have one day at 90 let alone eight in a row!

So if you are ready to retire in the cool comfort of the sea, SW Washington beaches and the adorable towns the dot them could be for you. The Long Beach Peninsula offers a wide range with busy tourist spots in the south and super quiet countryside in the north all while maintaining a short walk or ride to the beach.

With these warmer summers the beach is starting to look even better. That's all I got I am trying to lose this damn COVID bug I got, so wish me luck.