Oregon’s State Symbols

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Oregon has a number of officially designated symbols, ranging from those that are essential to the state government, such as the seal and flag, to some that some may consider superfluous, including the state dance and gemstone. Legislators and proponents of state symbols have argued that there is an economic benefit to identifying state symbols, either in increased tourism or in raising the profile of Oregon products. As of 2011, Oregon had twenty-two symbols, but it is likely there will be more. Some states have twice as many symbols as Oregon, which has yet to choose a state muffin, crustacean, grass, reptile, or toy, among others. In the last several decades, failed symbols include a state waltz (Oregon Waltz) and a horse (Kiger Mustang).

State Seal (1859)—Oregon’s provisional government (1843-1848) used a simple seal with three bundles of wheat and a salmon under the banner “Oregon.” The territorial seal (1848-1859) included the motto “Alis Volat Propriis” (see Motto). It showed a plow and a merchant ship, surrounded by a Native American, a beaver, five stars, and an eagle about to take flight. In 1859, the newly established state legislature adopted a new seal, which has undergone only minor changes since. On the seal is written, “The Union” (see Motto). Pictured are a covered wagon; an elk; a plow; a pick ax; and two ships, a departing British man-of-war and an arriving American merchant ship. Surrounding the symbols are thirty-three stars, signifying that Oregon was the thirty-third state accepted into the United States.

Flower: Oregon grape (1899)—At their annual convention in 1892, the Oregon Horticultural Society nominated the Oregon grape (Mahonia aquifolium) as the state flower, beating out the bearded gaillardia, Washington lily, wake robin, and madrone. The state legislature officially adopted the Oregon grape in 1899. The Oregon grape is not a grape but a small broadleaf evergreen shrub, native to the Pacific states, in the barberry family. The berries are edible, but bitter. Some people use the Oregon grape in jellies or jams, and also in alternative medicine.

Flag (1925)—Oregon’s flag, adopted in 1925, is the only state flag with a different image on each side. One side shows a shield from the state seal, under the banner “State of Oregon,” and includes the date 1859; the year Oregon became a state. On the reverse side is a beaver. The parade version of the flag has gold fringe. The Oregonian reported that the beaver was placed on the flag because it “was the primary incentive for early exploration and it dominated the fur trade era in this part of the Northwest . . . its appropriateness is intensified also by its commonly accepted attributes. It is the universal symbol of thrift and industry and constructive endeavor—qualities as essential now as ever.” Portland‘s Meier & Frank Company made the first flag, which was unfurled on April 11, 1925. Until that time, Oregon used a blue military regimental flag.

Bird: Western Meadowlark (1927)—In 1927, the Oregon Audubon Society sponsored a contest among schoolchildren to choose the state bird. The western meadowlark (Sturnella neglecta) won by a large margin (40,000 out of 75,000 votes), and Governor Isaac L. Patterson officially proclaimed it the state bird. The state bird is the only Oregon symbol not officially chosen by the state legislature. Oregon is one of seven states to favor the species. The western meadowlark is native to western North America, favoring open grasslands. In Oregon, the species has declined in the Willamette Valley and is more commonly found in the eastern part of the state. The birds nest on the ground and are also ground feeders, eating insects, invertebrates, grains, and seeds. The western meadowlark is known for its lilting melody.

Song: Oregon, My Oregon (1927)—Oregon’s state song was the result of a 1920 contest sponsored by the Society of Oregon Composers. Five judges chose John A. Buchanan’s poem from 212 entries, and Society vice-president Henry B. Murtagh set the poem to music. Buchanan was a city judge in Astoria and a former state legislator. Murtagh was well-known silent-film theater organist, then living in Portland. The Society shortened and edited Buchanan’s poem, “Oregon” and renamed it “Oregon, My Oregon.” The Oregon legislature officially designated “Oregon, My Oregon” as the state song in 1927. On June 7, 2021, the Oregon State Legislature passed a resolution to modify the lyrics to reflect the “significant cultural, historical, economic and societal evolution in Oregon.” The tune remains the same.

Tree: Douglas-fir (1939)—The Oregon legislature chose the Douglas-fir (Pseudotsuga menziensii) as the state tree in 1939 at the request of the Daughters of the American Revolution. It was the eighth state to choose an official tree. The choice for Oregon was an obvious one. Douglas-firs are and have been abundant in the state and played an important role in the timber industry. In 1939, the Oregonian reported that the tree was a “magnificent emblem,” known for growing tall and wide. “It furnishes the finest and largest saw-timber of any tree in the world.” Douglas-firs were named for botanist David Douglas, who traveled in Oregon in 1825-1827. Douglas-firs are not actually firs, but are in the Pseudotsuga genus, meaning “false hemlock.”

Father of Oregon: John McLoughlin (1957)—The state legislature gave Dr. John McLoughlin (1784-1857) the title of “Father of Oregon” in 1957, a century after his death. McLoughlin first came to the Pacific Northwest in 1824 as the chief factor of the British Hudson’s Bay Company’s Columbia District. He established Fort Vancouver in 1825 and was the most influential regional figure until 1846, when he retired, settled in Oregon City, and became an American citizen. In naming McLoughlin the “Father of Oregon,” the legislature recognized his role in settling Oregon and his aid to many early Oregon immigrants, whose presence eventually undermined British claims to the region.

Fish: Chinook Salmon (1961)—The Chinook salmon (Oncorhynchus tshawytscha) was named the state fish in 1961. Known as “Kings,” Chinook are the largest and most commercially prized of the Pacific Northwest salmon species. Since the late nineteenth century, over-fishing, hydroelectric dams, and habitat destruction have dramatically reduced numbers of Oregon Chinook salmon. Many runs, recognized as distinct populations, have federal endangered and threatened status. Chinook salmon are native to the Pacific Ocean and western North America. They are born in freshwater rivers and streams and then migrate to the ocean. At the end of their life cycle, they migrate back to their spawning grounds and reproduce before dying.

Rock: Thunder Egg (1965)—In 1965, the Oregon Museum of Science and Industry (OMSI) asked Oregonians to choose a state rock. Voters chose the thunder egg “by a landslide,” according to the Oregonian. In officially recognizing the thunder egg, the legislature described it as a “remarkable and colorful agate-filled spherical mass of silicified claystone, and rhyolite.” Thunder eggs are similar to geodes and are found in central and eastern Oregon. While the exterior of a thunder egg appears ordinary, the interior reveals agate, jasper, or opal. The town of Nyssa celebrates the state rock each year with a “Thunderegg Days” festival.

Animal: Beaver (1969)—The “Beaver State” was late in officially recognizing the American Beaver (Castor canadensis) as a state symbol. After the Oregonian called attention to the oversight in 1968, Governor Tom McCall and Secretary of State Clay Myers Jr. nominated the beaver as the state animal. The legislature adopted it in 1969. The association of the beaver with the state is longstanding. In 1849, the Oregon provincial government issued “beaver money” with an image of the icon, and the animal was included on the territorial seal and state flag. Although fur trappers nearly exterminated the species in the region in the nineteenth century, beavers have recovered their population in Oregon. Known for their engineering abilities, beavers create ponds by damming creeks and rivers. They are mostly nocturnal, weigh between thirty and seventy pounds, and are strong swimmers. Beavers eat bark, grasses, and other plants found along streams and rivers.

Dance: Square Dance (1977)—At the request of the Oregon Federation of Square and Round Dance Clubs, the state legislature named the square dance the official state dance in 1977. The legislation was part of a national campaign by square dance clubs that resulted with nineteen states declaring it their state’s dance. The effort to have it named the national folk dance has not yet been successful. The square dance features eight dancers (four couples) in a small square formation, accompanied by guitar, fiddle, banjo, or accordion. There are about 100 clubs in the Oregon Federation of Square and Round Dance Clubs, formed in 1956.

Insect: Oregon Swallowtail (1979)—After the rain beetle failed to become the state insect in 1977, because it was harmful to orchard fruits, Portland Zoo director Warren Iliff nominated the Oregon swallowtail (Papilio oregonius), a large yellow and black butterfly native to the Northwest. The state legislature approved this selection in 1979. The species lives in sagebrush canyons in eastern Oregon and in the Columbia, Deschutes, and Snake river basins.

Mother of Oregon: Tabitha Moffatt Brown (1987)—Oregon pioneer Tabitha Moffatt Brown (1780-1858) was founder of a school for orphans that grew into the Tualatin Academy, a high school in Forest Grove. The institution later became Pacific University. She is also known for having survived a difficult 1846 overland journey from Missouri to Oregon as a sixty-six-year-old widow. Brown and her traveling party took a shortcut into Oregon Country on the Applegate Trail. Moffatt later remembered: “We had sixty miles of desert without grass or water, mountains to climb, cattle giving out, wagons breaking, emigrants sick and dying, hostile Indians to guard against by night and day.” In selecting Tabitha Moffatt Brown as the “Mother of Oregon,” the state legislature declared that she “represents the distinctive pioneer heritage and the charitable and compassionate nature of Oregon’s people.”

Gemstone: Oregon sunstone (1987)—In 1987, the legislature named the Oregon sunstone as the state gemstone. “The development and marketing of these beautiful gems,” the legislature stated, “can contribute to tourism and the economic development of the high desert country of southeastern Oregon.” Sunstones, found in Lake and Harney counties, are transparent and are found in a variety of colors. The U.S. Bureau of Land Management allows the public to collect sunstones in the Rabbit Basin near the town of Plush.

Motto: “She Flies With Her Own Wings” (1987)—In 1859, the state of Oregon adopted a new seal, which included “The Union,” likely an affirmation of legislators’ unionist sentiments immediately preceding the Civil War. During Oregon’s centennial in 1959, the state legislature officially chose “The Union” as the state motto. In 1987, the Oregon legislature changed the state motto from “The Union” to “She Flies With Her Own Wings,” the unofficial motto from Oregon’s territorial period. Supporters of the change argued that “She Flies With Her Own Wings” reflected Oregon’s independent nature. The phrase comes from the Latin “alis volat propiis,” which was first added to Oregon’s territorial seal by Jesse Quinn Thornton, a judge for Oregon’s provisional government and later a state legislator. While it is now translated as “She Flies With Her Own Wings,” Thornton translated the phrase as “He Uses His Own Wings.” He said it was “an allusion to the general facts of the history of colonization of Oregon and the establishment and maintenance of the provisional government without aid of the mother country.”

Nut: Hazelnut (1989)—The Oregon state legislature designated the hazelnut as the state nut in 1989, recognizing the economic and historical significance of Oregon’s hazelnut farmers. Oregon farmers produce less than 5 percent of the world’s hazelnuts but 99 percent of the national crop. Hazelnuts have been traditionally known as filberts in Oregon, but the Oregon Hazelnut Marketing Board adopted “hazelnut” in 1981 to reflect more common terminology. Oregon farmers began importing European varieties of hazel trees as early as 1876. By the 1920s, there was a notable industry. There are fifteen species of hazel and filbert shrubs and trees in the genus Corylus, including a variety native to the western United States (Corylus cornuta var. californica). Native Americans ate the nuts of the native hazel, which is an understory shrub common in Northwest forests.

Seashell: Oregon hairy triton (1991)—In 1991, at the request of the Oregon Society of Conchologists, the state legislature named the shell of the Oregon hairy triton (Fusitriton oregonensis) the state seashell. The Oregon hair triton is a snail that grows to a length of three to five inches. Its range includes much of the northern Pacific Ocean. Unverified sources attribute the snail’s original naming to botanist J.H. Redfield, who is said to have chosen the name in 1848 to honor Oregon’s territorial status.

Beverage: Milk (1997)—In 1997, elementary school students from Tillamook requested that the state legislature designate milk as the state beverage, which it did, making Oregon one of nineteen states with milk as its official beverage. In a joint resolution, the Oregon house and senate announced that “milk production and the manufacture of dairy products are major contributors to the economic well being of Oregon agriculture.” In 2007, Governor Ted Kulongoski proclaimed February “Oregon Dairy Farmer Month,” and the Dairy Farmers of Oregon installed a milk-vending machine in the state capitol.

Mushroom: Pacific Golden Chanterelle (1999)—At the request of Oregon Mycological Society member Kevin Winthrop, the legislature named the Pacific golden chanterelle (cantharellus formosus) the official Oregon mushroom in 1999. Winthrop testified that the annual harvest of the wild mushrooms was valued at $25 million. In a joint resolution, the house and senate found that “more than 500,000 pounds of Pacific golden chanterelles harvested annually represent a large portion of Oregon’s commercial mushroom business.”

Fossil: Metasequoia (2005)—Oregon became the last western state to name a state fossil in 2005, when the state legislature selected ancient remains of the Metasequoia tree, or dawn redwood. Newport amateur paleontologist Guy DiTorrice and eleven-year-old MacKenzie Smith of Tigard both testified in favor of the fossil, which faced no competition. While Metasequoia trees went extinct in Oregon about 5 million years ago, abundant fossilized remains have been found in the state. The trees have been growing again in Oregon since the late 1948, shortly after scientists discovered living Metasequoia trees in China.

Fruit: Pear (2005)—At the request of the Pear Bureau Northwest, the 2005 Oregon legislature named the pear the state fruit. Teenage girls from Hood River, representing that city’s “Blossom Court,” testified before lawmakers in favor of the measure. In their resolution, legislators noted that pears were Oregon’s “top-selling tree fruit crop and its 10th largest agricultural commodity.” Historically, Oregon’s pear industry has been centered in the Hood River and Rogue River valleys.

Crustacean: Dungeness Crab (2009)—In a hands-on civics lesson, fourth graders from West Linn’s Sunset Primary School successfully lobbied the legislature to declare the Dungeness crab (Cancer magister) the state crustacean in 2009. In their campaign, students worked with the Oregon Dungeness Crab Commission and testified before legislators. The industry-funded crab commission reports that while harvests can fluctuate radically, Oregon’s fishermen harvest an average of about 10 million pounds of Dungeness crab each year, making “the Dungeness crab fishery the most valuable ‘single species’ fishery in Oregon.” Dungeness crabs live in coastal waters and thrive in estuaries. The state government regulates the fishery for sustainability, with restricted seasons, size limits, and a ban on harvesting female crabs.

Jory soil (2011)—A nearly twenty-year effort by the Oregon Soil Science Society culminated in the legislature designating Jory soil as a state symbol. The society unofficially adopted Jory soil in 1993 as part of a nationwide effort by soil scientists to recognize soil’s importance for agriculture and the environment. Members aligned with state representative Mitch Greenlick and with Richard Page, a descendent of the Jory family for which the soil was named. After a failed 2007 attempt, Greenlick ensured approval in 2011 by threatening to block unrelated legislation.

USDA soil scientists first identified the soil in 1970 on Jory Hill, which was named for 1847 Marion County pioneers James and Mary Jory. The red soil largely came from ancient volcanic basalt flows that originated in eastern Oregon. In the Willamette Valley, the rock weathered into a deep soil that drains well and is optimal for growing Christmas and filbert trees, berries, and other crops.

Vegetable: Potato (2023)—The battle between onions and potatoes for the official state vegetable ended in June 2023 when a pro-potato bill submitted by State Senator Bill Hansell (Umatilla) passed the Oregon Senate and House. Although Idaho and Washington are the top growers of potatoes in the U.S., Oregon is not far behind in production: the state’s farmers grew over 2.5 billion pounds of potatoes in 2021. Hansell pointed to Oregon’s high production ranking in support of his bill, as well as to the world-wide popularity of the tater tot—invented in Ontario, Oregon in 1953.

 

For this and related articles, please visit OregonEncyclopedia.org

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The Best Coffee Shops in Portland

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A latte in a green mug, the corner of an open book next to it.

Who makes the best coffee in Portland? (Giulia Fiaoni / City Cast Portland)

Life as a coffee lover in Portland means constantly falling in love with new shops and struggling to pick a favorite, but that doesn’t mean we won’t try. Here are just a few of the best coffee shops in the city.

Deadstock Coffee

The Black-owned sneaker-themed café has been serving great coffee in Chinatown since 2017 and recently opened a second location in Beaverton. There’s no formal menu, so ask for your go-to drink or let the talented baristas guide you.

Carnelian Coffee

A fantastic place to challenge your palette with specialty drinks like a non-psychoactive CBD shot add-on or cold brew with chocolate and your milk of choice.

Dear Sandy

Coffee served at bars is sometimes an afterthought, but not at Dear Sandy. Caffeine is not just a means of energy here — the beans are roasted locally and served until midnight. Bonus points for the killer merch.

Exquisite Creatures

Emphasis on “exquisite,” including a great selection of plant-based pastries and a seasonal drink menu that never misses.

Keeper Coffee

This woman-owned shop sources its beans from Portland staple Coava Coffee and makes all of its delicious pastries in-house with local ingredients.

Proud Mary

Originally founded in Australia, Nolan and Shari Hirte opened their first location in the U.S. right here in Portland. The coffee selection is always evolving and the food is equally impressive.

Push x Pull

A journey that began with founder Christopher Bell roasting coffee in his apartment in 2012, Push x Pull opened its first brick-and-mortar store in 2022 and has evolved into a destination for experimental and natural coffees.

Guilder

Coffee veterans Ryan Willbur & Laila Ghambari took over Guilder and its sister café Juniors Roasted Coffee last year and have been carrying the torch of great coffee and immaculate vibes.

Which coffee shops did we miss? Email us with your favorites.

 

For this and similar articles, please visit the Portland City Cast Podcast

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Is Moving In With Parents and Assuming Their Mortgage an Easy Path to Homeownership?

Shifts in the housing market are triggering a lot of changes in the way we live. High interest rates, inflation—which surged back up to 3%, according to the latest consumer price index—and rising home prices are affecting many Americans, making the road to ownership increasingly tricky.

These difficulties have led to a growing interest in multigenerational housing, with a recent report from The National Association of Realtors® revealing that 17% of “homes purchased last year were multi-generational households, the highest proportion since NAR began recording this figure in 2013.”

As the name suggests, multigenerational homes accommodate multiple generations of adults from the same family—be it elderly parents moving in with their grown children, or vice versa.

This can make a lot of financial sense and enable a family to afford a home more easily, particularly when it comes to the younger generations who are struggling to take their first steps onto the property ladder by buying their own property.

But should those children who are moving back in with their parents take it one step further and assume their mortgages?

According to experts, there are several advantages to doing this. However, they also warn that if you are considering taking this step, you should be cautious about the sometimes tricky process and potential downfalls.

How do you assume a mortgage from parents or family members?

First, to assume a mortgage from a family member, you must determine if the mortgage is assumable.

Government-backed loans, such as FHA, USDA, and VA loans, are assumable. Conventional loans rarely are.

Whether you can assume a mortgage from any family member, including your parents, depends on the lender and the loan terms.

Steve Sexton, CEO of Sexton Advisory Group, says that most lenders will allow only immediate family members to assume a mortgage.

“This includes siblings, parents, or children,” he says. To be sure, you should confirm your lender’s mortgage assumption requirements.

Then, if you meet the lender’s mortgage assumption requirements, it will evaluate your creditworthiness by reviewing your credit history and score.

“If you expect to assume a mortgage from a family member, it helps to review your credit report in advance. It is likely you’ll also be asked to verify sufficient income,” he explains.

Living with parents

Does your name have to be on the deed?

CFP Bobbi Rebell, a personal finance expert at BadCredit.org, says your name does not have to appear on the deed initially.

However, she adds that it would make sense to get your name on it so that it will be there if you want to sell the property or refinance if better terms are available.

What are the proper steps?

The process entails numerous steps.

First, of course, you need to reach an understanding and agreement with the family members about the mortgage terms, says CFP and financial planner Mark Reyes.

Then, if the mortgage is assumable, the lender will perform an income and credit verification to ensure the new borrower is financially healthy enough to take on the mortgage.

“Finally, sign any necessary legal documents to assume the mortgage and begin making payments for the mortgage according to the terms,” adds Reyes.

How does this differ from sharing a mortgage with a relative?

Put simply, assuming a mortgage means you take full responsibility for the loan and remove your parents’ liability. On the other hand, sharing a mortgage means both parties are financially responsible for the payments, says Melissa Murphy Pavone, founder of Mindful Financial Partners.

As Reyes further notes, sharing the mortgage might be a better option for some adult children, especially if they’re not financially healthy enough to make the mortgage payment on their own or don’t have a consistent source of income.

What are the downsides of assuming a mortgage?

Assuming a mortgage can be complex, as lenders will scrutinize your finances. Rebell says there would be a credit check, and you will likely have to provide documentation proving your income and assets to show your financial creditworthiness.

Another big drawback is that you’ll inherit the existing loan terms, “which might not be ideal,” says Michael Santiago, chartered retirement planning counselor and senior financial editor at Annuity.org.

And then, of course, specific scenarios can add to the impediments of assuming your parents’ mortgage.

For instance, Cliff Ambrose, a financial adviser and founder of Apex Wealth, recently worked with a client who assumed his aging mother’s mortgage so she could stay in her home while he moved in to help with caregiving.

However, since the mortgage wasn’t officially assumable, he had to refinance it into his name, which required meeting lender qualifications like a new mortgage application.

“His name also had to be added to the deed. This was different from simply sharing the payments—he legally became responsible for the loan, whereas before, he was just helping out informally,” he explains.

One major downside was that his mother lost the lower interest rate she had locked in years ago, and refinancing triggered closing costs, he says.

“But it gave him long-term stability in the home and allowed his mother to stay put without financial strain,” he adds.

Do you have to live at a property you hold the mortgage on?

It depends on the type of mortgage, but generally, the property must be used as a primary residence.

For instance, Rebell says that many government-funded loans, such as FHA loans, might require a homeowner to live in the home for a certain amount of time before renting it out or selling it.

For inheritances, however, there is more leeway, especially if the situation is covered by the so-called Garn-St. Germain Act, she adds.

“While a private mortgage may not be formally assumable, you can own the property because you inherited it and be making the mortgage payments, and if, for example, it was a rental property, you would not be required to live in it,” she says.

“Similarly, if you inherit a home with a private mortgage and you now own it and just keep making the payments, you don’t have to live there.”

Can a child assume the parents’ mortgage after their death?

If the parents pass away, assuming their mortgage is possible, but it depends on the loan terms. Some lenders allow heirs to take over payments under the Garn-St. Germain Act, which protects family transfers, but others require a refinance, says Ambrose.

 

For this and similar articles, please visit Realtor.com

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Portland Art Museum Transformation

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As the only major arts museum between Seattle and San Francisco—Portland Art Museum is a vital cultural resource serving as a civic cornerstone, educational resource, and beacon of inspiration for the people who live, work, and visit the city of Portland. It serves as a “cultural commons” drawing together local, regional, national, and global audiences to connect through the arts and engage with the stories and ideas shaping our world. Through the Connection Campaign, we are strengthening these ties by expanding our campus, growing our endowment, and investing in Downtown Portland—all made possible by our generous supporters.

Expansion & renovation

The Connection Campaign is completely transforming the Museum and creating a vital “cultural commons” in the heart of downtown Portland. Opening to the public in late 2025, the project adds 100,000 square feet of new or upgraded public and gallery space, provides increased access to our exhibitions and programs, offers new ways to experience the robust collection, and adds new amenities for diverse audiences.

This once-in-a-generation transformation affirms the Museum’s mission to connect people and art through experiences that broaden our perspectives. It also underscores Downtown Portland’s cultural and civic importance.

Architectural rendering of the new Rothko Pavilion as seen from the east/ Park Avenue side.

Transparency & access

A pillar of the Connection Campaign is reflecting shared community values of transparency, accessibility, and inclusivity.  The new Mark Rothko Pavilion, named in honor of the renowned artist who grew up in Portland, provides a central and welcoming “front door” to the Museum, featuring a glass facade opening onto a public plaza, an open main commons, and seamless connectivity between the Museum’s two historic buildings. When complete, all people, regardless of their individual capabilities, will enjoy ease of access throughout the Museum’s spaces.

Rendering of new two-floor sculpture gallery

New ways to engage with art

Visitors will encounter an entirely new Museum experience complete with reinstalled galleries; more intuitive pathways to encounter art; and more visibility for noteworthy collections. The Museum is fundamentally a center for arts education, which is why the capital project is complemented by efforts to permanently endow priorities like a new collection of Black Art & Experiences, as well as support for our important collection of Native American Art, which is the most visited collection by school tours.

Expanded public and gallery spaces will allow the Museum to expand Learning and Community Partnership spaces, improve classrooms, and broaden representation in the collection, including new acquisitions by a roster of renowned regional and international artists. We will also continue to expand and showcase media arts and storytelling throughout the Museum, especially in the Whitsell Auditorium and adjacent new media gallery.

Reflection & gathering

The Connection Campaign is enhancing the Museum experience with new spaces for gathering, learning, and rest. A state-of-the-art learning studio and a dedicated gallery for student and community artwork will give school groups and the community a place to gather and reflect on their tours and engage in hands-on activities related to their studies. The expanded café and store will offer a modern shopping and dining experience, while outdoor terraces with elevated views and accessible public plazas will offer beautiful areas for socializing and rest.

Securing the future of art

To enhance access, exhibitions, and programming at the Portland Art Museum, the Connection Campaign seeks to strengthen our endowment. Although our Museum excels in access, space, and collection size, our endowment provides just 16% of our operating budget—far below the 20-40% average of North American art museums. This funding gap leaves us vulnerable to changes in admissions, membership, and external support.

Growing our endowment is essential. Endowed funds are invested in perpetuity, generating income that sustains operations and programming. This financial stability helps weather economic fluctuations and unforeseen challenges. Endowment funds are put to work each year to support free and reduced access programs, community programs, curatorial leadership, and much more.

Architects

In consultation with Vinci Hamp Architects, the Museum is working with Hennebery Eddy Architects for the pre-design phase of the project. Vinci Hamp Architects, known for its work with museums and historic preservation, counts the Art Institute of Chicago, the Milwaukee Art Museum, and award-winning projects including the Illinois State Capitol, Chicago Tribune Tower, and Frank Lloyd Wright’s Home and Studio among its roster of clients.

Portland-based Hennebery Eddy Architects is an architecture, planning, and interior design studio with specialty focus in historic resources. Projects include the Pietro Belluschi-designed The Reserve building in downtown Portland, Yellowstone National Park Youth Campus, Oregon State’s Strand Agriculture Hall, and the Albina Vision Plan for NE and NW Portland.

Community

Among the groups and constituents who have been involved in feedback and approvals are the Museum Equity Team and Accessibility Advisory Committee, Portland’s City Council and Historic Landmarks Commission, elected officials, and many community and cultural organizations.

Construction

Mortenson has a deep history in the arts and culture community with its construction of hundreds of projects around the country, including the Walt Disney Concert Hall, the Denver Art Museum, the Visual Arts Complex at the University of Colorado Boulder, the Denver Museum of Contemporary Art, University of Iowa’s Hancher Auditorium, and the Walker Art Museum in Minneapolis. Their Portland office employs nearly 150 people.

Urban Resources, Inc. is a Portland construction management company with experience in cultural, civic, and higher education projects, including the Japanese Garden expansion, The Columbia Gorge Discovery Center, and The Crocker Art Museum expansion in Sacramento, CA.

 

For this and similar articles, please visit PortlandArtMuseum.org

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Tax Deductions for Homeowners: 8 Breaks You Get for Owning Your Own Home

Tax season: Everyone’s favorite time of year has just begun. This year, the Internal Revenue Service opened the tax filing season on Jan. 27. The deadline for filing (without an extension) is April 15.

For homeowners, there is an added layer of complexity when filling out your return. Owning your home is a huge investment, but if you know what you’re doing, you can make some of your money back at tax time.

That’s why understanding the tax breaks for owning your home is key.

Because who doesn’t like more money, right?!

Tax Deductions for Homeowners: 8 Breaks You Get for Owning Your Own Home

I bought a house: What tax rebates should I know about?

While there is a plethora of tax breaks for homeowners, it’s important to note that most of these are available only if you itemize your deductions instead of taking the standard deduction.

Itemizing means forgoing the standard deduction and instead listing specific deductible expenses. This makes financial sense if your total itemized deductions exceed the standard deduction, explains attorney and CPA Chad D. Cummings, of the firm Cummings & Cummings Law.

This year, the standard deduction is $14,600 if you’re single or filing separately and $29,200 if you’re married and filing jointly.

“Homeownership comes with many perks, but understanding how to maximize your tax benefits is one of the most valuable,” says Cummings.

If you’re unsure whether to itemize or take the standard deduction, consulting with a tax professional can ensure you make the most informed decision for your situation, Cummings adds.

1. Mortgage interest

The mortgage tax break is one of the most common. It enables you to deduct the home mortgage interest on the first $750,000 of your loan/debt if you’re single or married filing jointly, or $375,000 if married but filing separately, according to the IRS.

If your loan dates before Dec. 16, 2017, the cap is higher: $1 million, or $500,000 if married filing separately.

This is the first of many examples of how different filing statuses can affect your return, such as how much taxes you owe, the credits you can claim, and whether you can get a refund.

There are five filing statuses: single; married filing jointly; married filing separately (if you’re married and don’t want to file jointly or find that filing separately lowers your tax); head of household if you’re single and you paid more than half of your living expenses for yourself and a qualifying dependent; and qualifying surviving spouse.

2. Property tax deduction

Property tax is also deductible up to the $10,000 state and local tax cap.

“That threshold is a combination of state income taxes and property taxes, and most families who own homes will exceed that just with their state taxes unless they live in one of the few states without a state income tax,” says Crystal Stranger, senior tax director and CEO of OpticTax.com.

3. Home office deduction

You might qualify for a home office break if you work from home.

However, as Bobbi Rebell, CFP and a personal finance expert at BadCredit.Org, explains, not everyone qualifies.

“In general, you have to be self-employed, an independent contractor, or a gig economy worker, and the space has to be used exclusively as your home office and your primary place of business,” she says.

If you qualify, it can provide a hefty deduction because, in some cases, you can deduct a portion of your mortgage, insurance, utilities, property tax, repairs, and maintenance, she explains.

There are two ways to claim the deduction. The simplified way allows you to deduct $5 per square foot of your home office with a 300-square-foot cap. The regular method is more complex and uses criteria such as “the percentage of home used for business” and  “actual expenses,” according to the IRS.

Robert Persichitte, CPA, CFP, and financial planner at DeLAGify Financial, also notes that these deductions are tricky.

“You can deduct a portion of the expenses for your entire house, but be careful because those conditions are very strict and the IRS loves to disallow it in audits,” he cautions.

4. Residential energy-efficient tax credits

Cummings says homeowners who make qualifying energy-efficient improvements, such as installing solar panels or energy-efficient HVAC systems, may be eligible for a credit of up to 30% of the cost of these upgrades.

The maximum credit you can claim each year is “$1,200 for energy-efficient property costs and certain energy-efficient home improvements, with limits on exterior doors ($250 per door and $500 total), exterior windows and skylights ($600) and home energy audits ($150), $2,000 per year for qualified heat pumps, water heaters, biomass stoves or biomass boilers,” according to the IRS.

5. HOA fees 

HOA fees can add a substantial financial burden; in some very specific cases, you may be able to deduct them. These include if you use your home as a rental or for business purposes, according to Massey and Company CPA.

 “If you own a home that you use sometimes for vacations and sometimes rented out, you can deduct the portion tied to the time the property is rented out,” says Rebell.

And if you have a home office, you can deduct a portion of the HOA fees that is the same percentage as the percentage of your home used as your home office.

“If your home office is 15% of your home’s square footage, you can usually deduct 15% of the HOA fees,” she adds.

6. Home expenses

If you use part of your home exclusively and regularly for business purposes, you can deduct some of your home expenses, such as mortgage interest, utilities, and maintenance.

Again, this deduction is available to self-employed individuals, not W-2 employees, says Cummings.

7. Points paid on a mortgage

Mortgage points—also called discount points or prepaid interest points—are a “one-time fee you pay to lower the interest rate on your home purchase or refinance. One discount point costs 1% of your home loan amount,” according to Rocket Mortgage.

OpticTax’s Stranger explains that, with current interest rates higher, it could make sense to prepay points to get a more significant interest deduction in the first year of homeownership.

“In prior years, with interest rates so low, this rarely added up to being substantial savings. But if you are normally not able to take itemized deductions as the standard deduction is higher, then front-loading as many costs as possible into one year can make financial sense,” she adds.

The calculations can be tricky. Thankfully, there are a host of mortgage points tax deduction calculators you can use.

8. Medical home improvements

Home improvements can be deductible as a medical expense “if their purpose is medical care for you, your spouse, or your dependents,” according to Jackson Hewitt. For instance, these include the installation of exit ramps or bathroom railings.

How do tax deductions work for homeowners?

It all comes down to how you’re using the property.

If it’s your primary residence, you’ve got the “big deductions”: mortgage interest, property taxes, and potentially mortgage insurance, says Greg Clement, founder and CEO of Realeflow.

But if it’s a rental property, there are more opportunities. You can write off repairs, property management fees, and even depreciation. And if you’re house hacking, like renting out a room or a unit, you can split deductions based on the percentage of the home you’re renting out, he says.

“Each type of homeownership has its own rules, and understanding them can save you thousands,” he says.

As for special circumstances, seniors and multigenerational households have some “great opportunities” if they know where to look.

“For seniors, reverse mortgages can be a game changer with no taxable income and no monthly payments,” says Clement. Some states offer property tax exemptions for seniors, so it’s always worth looking into.

“And for multigenerational households, if you’re taking care of a parent, their medical expenses like home modifications for accessibility can often be deducted.”

Can I avoid capital gains tax on property?

The short answer is yes. There are a couple of ways to do so when selling your property.

“If you own the home and it is your primary residence, then the first $250,000 ($500,000 if married) of capital gains is tax-free,” Stranger says.

If you own a rental property, you could also consider a 1031 exchange, in which you work with a third-party administrator to “trade” your existing house for a new rental property.

“To have this trade be fully tax-free, though, the new property both must be more expensive and have a bigger loan. Plus, you need to work with a specialized agent to handle the funds and make sure all the reporting requirements are met,” she adds.

Who pays property taxes at closing?

This can vary based on factors such as how fast you want to buy or sell your house. But generally, both the buyer and the seller will pay taxes at closing on a prorated basis.

“In other words, the seller has to pay the prorated amount up to the closing date,” says Bad Credit’s Rebell. “If they already paid it, they will get money back from the buyer for the portion they pre-paid that the buyer is responsible for paying.”

Do you need a property tax protest

A property tax protest is “when you dispute the market value of a property as determined by the local tax authority, which directly affects the amount of property tax owed,” according to Onwell.

Rebell, however, notes that new owners don’t need to protest their property tax yet, as there isn’t much downside to doing so if they believe their home may have been overvalued.

“There is a lot of upside if the appeal is successful because many states have percentage increases,” she says. “If you can lower the base rate of your property taxes right when you move in, then going forward, the rates will increase in lower dollar amounts.”

If you disagree with your tax property bill, you can use various tools, including the new Realtor.com®  Tax Protesting feature, which helps homeowners understand and initiate property tax protests.

 

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HOA Fees Can Be Tax-Deductible: Expert Explains What You Can Claim Back

It’s officially tax season. Attempt to control your glee.

But seriously: Monday, Jan. 27, 2025, was the first day that the Internal Revenue Service started accepting and processing 2024 income tax returns.

The deadline to file is Tuesday, April 15, 2025, which we all know is when you’re actually going to file (join the club!)

Homeowners have a lot of tax implications to consider—and for those who own places with homeowners association fees, it can get even more complicated. It’s time to get real about how your real estate choices will affect your tax return.

Are HOA fees tax deductible?

HOA fees are used to maintain and improve the community and can include payments for maintenance of common areas, landscaping, insurance, amenities, reserve funds, and repairs.

So are these HOA fees deductible on taxes? It depends.

If you buy a property as your primary residence and are responsible for paying HOA fees on a monthly, quarterly, or yearly basis, those fees are not tax deductible.

“However, if you use part or all of the home for business purposes such as a rental or a home office, you may be able to deduct some or all of the HOA fees,” says tax attorney John Georvasilis, of Seattle Legal Services in Seattle.

These exceptions are explained further below.

HOA Fees Can Be Tax-Deductible: Expert Explains What You Can Claim Back

Can I write off HOA fees when working from home?

If you decide to take a home office deduction and are self-employed, a portion of your HOA can be considered tax deductible on a prorated basis.

“The most common way to prorate the HOA dues would be to add up your total HOA dues for the year and multiply that amount by the square footage of your home office over the total square footage of your home,” says Logan Allec, CPA and owner of Choice Tax Relief in Los Angeles.

If your home office occupies 20% of your home, you might be eligible to deduct 20% of your HOA fees.

Just make sure you meet IRS requirements, such as using the home office exclusively for work.

Can I write off HOA fees on a rental property?

If you own a rental property and lease it to a tenant, you can deduct your HOA fees.

“The HOA fees are an ordinary and necessary expense to generate your rental income,” says Allec.

If you rent out a portion of the home, just a portion of the fees are deductible.

“For instance, if you rent out a single bedroom, you can write off a portion of the HOA fees based on the square footage of that room compared to the rest of your home,” says Georvasilis.

Can I write off HOA fees for a home I rent out part-time?

According to the IRS, a house is considered a second home and not a rental property if you use it for personal purposes during the tax year for a number of days “that’s more than the greater of 14 days, or 10% of the total days you rent it to others at a fair rental price.”

So if you rent out the property for 200 days in a year, 10% of that is 20 days. If you use the property for more than 20 days for personal purposes, the IRS considers it a second home and not a rental.

In that case, “you don’t report any of the rental income and do not deduct any of the rental expenses, including HOA dues—because they’re not tax deductible,” says Allec.

But if you didn’t use the home for personal purposes for a number of days that was more than the greater of 14 days, or 10% of the total days you rent it to others at a fair rental price—a portion of the HOA dues will be tax deductible.

For instance, if you rented out the property 75% of the year, you can deduct 75% of your HOA fees on your tax return as a rental expense.

Are special assessments tax deductible?

A special assessment is an additional fee that an HOA may impose to cover unforeseen expenses. Unlike regular HOA dues, special assessments are typically only applied in emergency situations.

If the special assessment is used for repairs or maintenance, it is normally tax deductible.

But if it is used for improvements, it is not tax deductible.

Do HOA fees and special assessments impact capital gains taxes when I sell my house?

Monthly HOA fees do not impact capital gains taxes, but special assessments might, according to Allec.

When you sell your property, you could be subject to capital gains tax on any profit from the sale.

Keeping a record of special assessments that were used for improvements to your property “could increase your cost basis in your home, which could decrease your capital gains tax when you sell it,” says Allec.

How do I deduct HOA fees or special assessments?

To write off your HOA fees or special assessments on your taxes, it’s important to ensure that you comply with IRS regulations.

To deduct HOA fees on a home office, “use Form 8829 to calculate your home office deduction, including the portion of your deduction for HOA fees, and report your total home office deduction at the bottom of Schedule C,” advises Allec.

More details about the home office deduction can be found in IRS Publication 587.

To take a tax deduction on a rental property, use Part 1 of Schedule E to list your rental income and expenses.

If you rent your second home part-time, review IRS Publication 527 and then consult a tax advisor.

It’s important for homeowners to speak with a tax professional to gain a clear understanding of HOA fee deductions and their potential impact.

 

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Giving or Receiving a Down Payment Gift? Here Are the Tax Consequences

Giving or Receiving a Down Payment Gift? Here Are the Tax Consequences
gawriloff/iStock

Searching for homes and scrolling through listing photos is fun, but saving up for a down payment can be a real challenge. That’s why some home buyers turn to family for a helping hand in the form of the gift of a down payment.

But whenever a large stack of cash changes hands, Uncle Sam wants to know—and that means tax returns can get complicated.

Before you give or get a down payment gift, make sure you understand their tax implications, especially since tax day (April 15) is just around the corner.

Who can give you a cash gift for a down payment?

If you’re buying a home, you can only use a cash gift from an immediate relative to help get a mortgage to buy a home. That means a parent, grandparent, sibling, or spouse. It’s also generally acceptable to receive gifts from a domestic partner, or significant other, if you’re engaged to be married.

“Keep in mind you will have to provide detailed documentation in the form of a gift letter to the lender that states the name of the donor, their relationship to you, the date and amount of the gift,” says Jennifer Harder, founder and CEO of Jennifer Harder Mortgage Brokers. You’ll also need a statement from the donor that the money was given with no expectation of repayment.

And watch out for this important condition: The general rule is, if you are putting a down payment of 20% or more, it can all be gifted money. But if your down payment is less than 20%, some of that needs to come from your own pocket.

How much of a tax-free gift can you give?

Any one person can give a gift of $19,000 or less to another individual and not have to pay taxes on it or to report it to the IRS. For married couples, the limit is $19,000 each, for a total of $36,000.

Here’s an example of how families can amass a bigger gift under that regulation: Each member of a couple trying to get help with a down payment can receive $18,000 from each parent. So Mom gives $19,000 to her daughter and $19,000 to her son-in-law, and Dad does the same. That means that one set of parents could give the couple a total of $76,000 tax-free. And then the husband’s parents could do the same.

“All that’s required is that it is a gift, meaning it’s made with disinterested generosity,” says tax attorney Ann Brookes.

It’s a strategy so simple and so effective that even tax experts use it to get closer to their home buying dreams.

“The beauty of the gift tax is that any amount received that’s beneath the current exclusion amount is not taxable to anyone,” says tax expert and CPA, Folasade Ayegbusi, who used the gift tax strategy to purchase her first home.

“I received a $10,000 gift and used it as my down payment,” she says.

What if the down payment gift is above $19,000?

Down payment amounts above $19,000 and received as a gift must be reported on a gift tax return by the person making the gift—not the beneficiary. But that doesn’t mean the donor will pay taxes.

“The gifts get tallied up over time and offset against the lifetime exclusion on gifts,” explains Brookes.

And that’s where things get interesting. You see, we’re not in Mean Girls — the limit does exist. In 2025, the lifetime gift tax exclusion rose to $13.99 million, up $380,000 from 2024. The limit for married couples filing jointly also rose to $27.98 million.

“The purpose of filing the return is to track your lifetime gift amount, which will be used in calculating tax on your estate when you die.” If you give more than $13.99 million while still alive, the gift tax rate kicks in, which can be anywhere from 18% to 40%.

What if you don’t report the down payment gift?

There is generally a three-year statute of limitations on filing a gift tax return, although that doesn’t begin until a return is filed.

If you do not file the gift tax return within that period, “the IRS can assess a gift tax, in addition to penalties and interest, on a reportable gift that was not adequately disclosed to the IRS on a return, years—even decades—after the gift was made,” says tax attorney Jennifer Correa Riera of Miami’s Fuerst, Ittleman, David & Joseph.

 

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Before Buying a Tiny Home on Amazon, Make Sure You Know the ABCs of ADUs

Before Buying a Tiny Home on Amazon, Make Sure You Know the ABCs of ADUs
Amazon (3); Canva Stock

Did you know that along with clothing, housewares, electronics, and books, you can now purchase an actual tiny home or accessory dwelling unit (ADU) on Amazon? It’s true.

For anywhere from $8,500-$55,000, you can just order up a house and have it shipped to you (often with free delivery). But before you hit “add to cart,” it’s imperative that you learn the ABCs of ADUs.

To begin with, ADUs are additional small housing structures built on a property that already has a main home or main structure. Tiny homes are usually freestanding, compact units typically under 400 square feet—sometimes on foundations or other times on wheels like an RV.

But in both cases, the structures are economical and effective ways to achieve additional living space.

A tiny home found on AmazonA tiny home available on Amazon.(Amazon)

“As urban populations swell and sustainability becomes a central focus, the ability to build smaller, energy-efficient homes with reduced environmental impact will be key,” says Paul Dashevsky, co-CEO of Maxable, a leader in ADU planning, building, and development.

But while tiny homes and ADUs may indeed be poised to make a positive impact toward solving the housing crisis, potential buyers need to know that you can’t just plop one anywhere you please. Not to mention, tiny homes ordered online will probably also require hiring a contractor to help with assembly (adding to the overall cost).

With all that in mind, let’s dig in to the details you must know prior to purchasing any ADU or tiny home. Because the last thing you want is to find yourself trying to return an entire house to sender.

Understand what you are buying

While it can be exciting to imagine buying a “house” for $10,000 online, it’s very important to not just look at the photos and think that’s what will arrive. Read the fine print and all the reviews.

“Are you buying a complete tiny house that comes fully built, transported and rolled/craned into your backyard—or are you buying a bunch of parts that need to be assembled?” asks Dashevsy. “If assembly is required, make sure you first speak to a local contractor and determine the price of assembly.”

Though some of the advertisements—like this two-story foldable container home—say they only require five people to assemble it in 30-minutes, are you really going to feel confident asking a couple friends over—with the promise of pizza and beer afterward—to get the job done?

The reality is that most people—unless they’re cool with an adult-sized Lego project—will need a skilled contractor to assist with a tiny home or ADU build. Dashevsky suggests looking for a licensed general contractor with ADU experience. “You can find them through referrals or on sites like GreatBuildz, Angi, or Yelp,” says Dashevsky.

As for the cost, it varies according to the type of tiny home or ADU.

“A brand new ADU built on your site will greatly depend on your region and the size of the ADU, but a good range is $80,000 to $400,000,” says Dashevsky, though assembling a prefab ADU may run less predicated on its complexity.

Speak with your city/county zoning and building departments

Before you buy a prefab ADU or tiny home, you must make sure that the city or county you live in allows for such dwellings on your property.

You can start by doing an Internet search for this information. Look for your city’s planning or building department. Most will have a website, and you can probably glean some information there.

However, if you’re seriously in the ready-to-buy stage, it’s probably wise to visit one of these offices in person for a consultation. Make sure they allow the kind of tiny home or ADU you’re considering on your property. Also confirm where you’re allowed to install it. And ask about any necessary permits, building codes, and occupancy requirements in your area.

“Essentially, you want to know every single guideline they have for this structure,” says Dashevsky. “The last thing you want is a tiny home you have to sell or return because your city wont allow it.”

Alternatively, you can hire a local architect who is experienced in ADUs—they should know all the city/county requirements for your location.

Research the necessary utilities

Unless you want to live in the dark with no water, you’re going to need electrical and plumbing hookups for your tiny home or ADU. But some people who purchase a dwelling online neglect to consider those details in advance.

“A tiny home won’t do you much good if it isn’t connected to electrical power, water, and sewer at the very least,” notes Dashevsky.

Speak with your local building department or utility providers to understand the process and costs to tie your tiny house in to municipal services. Or, if you have your own water well and septic tank, ask a contractor how much it will run to connect to these facilities.

For those who don’t fully understand what this entails, connecting utilities to a tiny house or ADU is very similar to that for a normal house.

“You dig a trench from the location of the existing utilities—water, sewer, electrical gas—and run new pipes to the location of the new unit,” says Dashevsky. “A general contractor can do this for you—this is not a DIY project— and it will probably cost around $10,000 to $20,000.”

Make sure the unit is weather-proofed

If your region is prone to weather events or natural disasters, you’ll want to ensure that your tiny house has been tested to withstand extreme conditions.

“Is it rated to withstand snow, sleet, winds, earthquakes, hurricanes?” says Dashevsky. “There is no point spending a lot of money that gets wiped out in the first rainy season.”

What exactly are you looking for when you’re assessing a tiny home or ADU for purchase? Check to see if it says it’s made of fire-resistant materials or has a fire rating (the best is a Class A or 1). Also see if it lists a wind rating—the Beaufort Wind Scale is most commonly used with levels ranging from 1 (light air) to 12 (hurricane winds). Finally, look for an earthquake resistance rating (0-9, like the Richter scale) or a Seismic Building Code. All of these will help give you an idea of the quality of the unit you’re considering.

If you’re having the ADU or tiny home built from scratch, it’s a slightly different story as your contractor will be required to make sure it’s up to code.

“ADUs are built under the same guiding building code—International Residential Code (IRC)—as principal houses and don’t have any less requirements for seismic/hurricane/snow or structural bracing,” says Jeremy Tetreault, of Four Brothers Design + Build in Washington, D.C. “They are treated with the same level of scrutiny and energy ratings, too, so you should have nothing to worry about from a standpoint of being less equipped to withstand natural events.”

Look into insurance options for your dwelling

Getting insurance for your ADU or tiny home can sometimes be a hassle, so this is something to consider before buying an accessory unit.

Tiny homes—especially of the DIY or prefab variety—typically don’t qualify for homeowners insurance policies. However, they may qualify for RV or mobile home insurance—especially if it’s a tiny home on wheels (THOW)—as long as they meet building codes. The good news with this, however, is that you can often save 50% or more over regular homeowners insurance with a tiny home.

For people who have a tiny home on their property along with another home, or who build an ADU onto an existing home, it may be possible to insure the unit under the “other structures” portion of an existing homeowners policy.

The bottom line is you should speak with an insurance broker about what it will take to insure your ADU or tiny home since that will be an additional expense.

Don’t underestimate your total costs

It’s easy to get sucked into the idea that an ADU or a tiny home you can purchase online is a great deal! But it’s important to be realistic about all the additional costs. We already mentioned the possibility of needing to hire a contractor to help with construction—and maybe a plumber and an electrician to hook up the utilities. But there are some other hidden costs of which potential buyers should also be aware.

To begin with, do you need to lay a foundation for your tiny home? If it’s on wheels, then you can probably get away without one. But for people looking for a more permanent smaller housing situation, turning it into a tiny home on foundation (THOF) will give the structure more stability.

“Unless your tiny home is on wheels, it should sit on a concrete pad or foundation made of cement,” says Dashevsky. “A general contractor can do this for you but expect a ballpark cost of about $5,000 to $15,000.”

Also, if you purchase a home prebuilt but don’t have room to roll it into the space where you plan to put it, you may need to pay for extra equipment. For example, if you have to “crane it in” then you need to factor in the price of hiring that service as well.

“The bottom line is that you really need to know all the costs involved, which are very likely to end up being close to double the Amazon ‘price,'” says Dashevsky.

However, as long as you know what to expect, ordering up a tiny home or ADU can be a prime way to create an affordable housing solution.

 

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Townhomes Are Taking Off—Can They Become the New Starter Home?

Townhomes are taking off as available land for new-construction homes becomes scarce and buyers look for more affordable options.

But townhomes are not just about affordability. Today, homebuyers are also drawn to the low-maintenance lifestyle these types of homes offer, according to Melissa Cervin, vice president of marketing at Lombardo Homes.

“This shift reflects a growing demand for low-maintenance living across a broader demographic,” says Cervin. “They value the convenience of minimized responsibilities such as yard work and snow removal, which provides greater freedom and flexibility.”

In suburban areas, where prices for single-family homes are rising, townhomes are becoming especially popular. Lombardo Homes has also seen an increase in demand for its attached townhome communities.

The_Townes_at_Lienemann_New_Starter_Home
The Townes at Lienemann is the newest Lombardo Homes townhome community, located in St. Peters, MO. Two-story units are priced starting at $376,000.

Affordability: The key to today’s homebuyer

In today’s market, affordability remains a key priority for homebuyers, making townhomes an attractive option because they are often priced more reasonably than single-family homes. It makes them especially appealing to first-time homebuyers on a tighter budget or those looking to downsize.

With that in mind, Lombardo Homes focuses on developing townhomes in suburban areas where demand is high, but prices are still manageable.

“We plan to continue identifying and developing in locations where townhomes can provide an appealing and accessible option for buyers seeking quality, low-maintenance homes that align with their lifestyle preferences,” Cervin says.

These homes also offer buyers a chance to own property in desirable, well-designed communities that come with amenities such as walking trails, green spaces, and recreational facilities—all without the hefty price tag typically associated with detached homes.

“Builders are making a concerted effort to provide smaller, more affordable inventory to the market in a way that the existing-home market cannot. Townhomes are a significant portion of that effort,” says Realtor.com® senior economist Joel Berner.

“Nationally, newly built townhomes are priced about 12% below other types of new-home listings. Meanwhile, townhomes only offer about a 3% discount in the existing-home segment against other listing types.”

Townhomes_Share_Of_New_Construction
Townhomes, traditionally built in urban areas, are now gaining market share in new construction, especially in suburban communities.

Perfect for first-time buyers and young professionals

Homebuyers are also willing to sacrifice extra space that they do not need, focusing instead on functionality, says Cervin.

“Townhome buyers often prioritize affordability and the low-maintenance lifestyle that comes with an attached home,” says Cervin. “They value the convenience of having things like yard work and snow removal taken care of, giving them more freedom and flexibility. This is especially appealing to single professionals, divorced individuals, and newly married couples who do not yet have children.”

Ideal for young professionals, townhomes are typically located in vibrant, well-connected urban or suburban areas, providing easy access to work, dining, and entertainment. With their modern designs and maintenance-free living, townhomes offer the convenience and functionality that today’s buyers are increasingly seeking.

The_Townes_at_Lienemann_Floorplan_The_Georgetowns
The first floor showcases an open great room, which opens to an eat-in kitchen, a family entry with a closet, a half bath, and a two-car garage. 

The Lombardo approach: Versatility and affordability

For Lombardo Homes, building townhomes is not just about providing a more affordable alternative to single-family homes; it is about creating diverse communities that cater to a variety of buyers.

Cervin also notes though that many buyers now prefer having the option of both townhomes and single-family homes in the same community.

“We will be introducing communities in 2025 that feature a combination of townhomes and detached homes,” says Cervin. “This approach allows us to offer diverse housing options that cater to a wider range of buyers, accommodating various lifestyles and preferences within a single community.”

At least 8 in 10 master plan developers are making adjustments to increase affordability, often by reducing lot sizes for detached homes and adding attached homes, according to the New Home Trends Institute.

Townhomes: Part of the solution to the housing affordability crisis

While townhomes could play a significant role as part of the solution to the housing affordability crisis, Cervin points out that they are only one piece of the puzzle—they offer an “attractive middle ground.”

“They provide a more cost-effective option than single-family detached homes, while still offering more space and privacy than apartments.”

However, Cervin emphasizes that solving the broader affordability issue requires more than just building townhomes. It also means increasing the availability of different housing types, speeding up development processes, and cutting through regulatory red tape to ensure affordable homes are accessible to more people.

Ultimately, while townhomes provide a practical solution for many buyers today, addressing the affordability crisis will require a multifaceted approach. The goal is to ensure that all buyers can find homes that meet their needs without breaking the bank.

 

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Javelina Just Became Portland’s Only Indigenous Restaurant

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Co-owners Alexa and Nick Numkena-Anderson are serving fry bread tacos by day and non-colonial tasting menus by night.

A tostada-like dish topped with meat and vegetables.

Portland finally has an Indigenous restaurant. Javelina, which started as a pop-up in November 2023, opened as a permanent brick-and-mortar on January 23 at Lil’ Dame. By day, Javelina is a counter-service restaurant serving contemporary Native American dishes like fry bread alongside traditional foods like someviki, a.k.a. Hopi corn tamales. Starting February 8, Javelina will transform at night into Inɨ́sha, a multi-course dinner concept. Inɨ́sha will use only ingredients native to “Turtle Island” — the term many Indigenous groups use to refer to North America — provided by other Indigenous businesses wherever possible.

“Us offering Indigenous food as a whole is a very special experience,” says chef Alexa Numkena-Anderson, who co-owns Javelina with her husband, Nick Numkena-Anderson. “You can’t really go out and be like, ‘Let’s go have some Indigenous foods tonight for dinner.’” According to the couple, theirs will be the only Indigenous restaurant within about 180 miles (the closest is Off the Rez Cafe in Seattle).

Javelina’s daytime menu is similar to past pop-ups, drawing from Alexa’s roots growing up on the Yakama Reservation in Washington as an enrolled Hopi tribe member and a descendant of the Cree, Skokomish, and Yakama nations. Fry bread is the base for the “NDN” tacos topped with bison chili, and serves as the buns for the powwow beef burger with American cheese and shredded lettuce. Fry bread has a complicated history as a survival food for Indigenous people who were forcibly displaced from their homelands onto reservations. They lost access to their traditional foods and were forced to survive on government rations of non-native ingredients like flour. But for Alexa, it’s also a comfort food. She has fond memories of eating fry bread tacos from food vendors at powwows and making fry bread with her grandmother.

An Indigenous woman stands in front of a shelf full of ceramics, glassware, and other objects.
Chef Alexa Numkena-Anderson at Javelina.
 Carter Hiyama

Other dishes on Javelina’s menu center traditional Indigenous ingredients, such as tribal-caught salmon steamed in a corn husk with sunflower seed pesto. The blue corn someviki is topped with maple-roasted duck and a pasilla cacao sauce, tying in her Mexican heritage. Smoked salmon salad is served with Sonoran wheat berries, commonly grown in Nick’s home state of Arizona.

Nick handles the multi-faceted beverage program. There’s a whole menu of teas from Indigenous farms (including Sakari Farms near Bend), blending ingredients like blueberries, jasmine flowers, wild rose petals, and bachelor buttons, as well as coffee from Portland’s Native-owned Bison Coffeehouse. The non-alcoholic menu uses Indigenous ingredients including chokecherry, wild sumac, and prickly pear, while the cocktail menu, which uses spirits from Indigenous-owned distilleries, incorporates blue corn whiskey, gin with Pacific Northwest juniper, and highbush cranberry syrup.

Javelina’s nighttime concept, Inɨ́sha, translates to “my daughter” in the Yakama tribal language. Between courses, guests will be treated to Indigenous storytelling. It’s similar to Oraibi, the tasting menu concept the couple piloted at Kolectivo in December. Oraibi was a success, says Alexa, with some guests booking back-to-back seatings or coming from out of state. “I could see the excitement in their eyes as I’d drop off a plate,” she says.

A bowl of rice, meat, pickled onions, and vegetables.
The Sun Bowl at Javelina.
 Carter Hiyama
A bowl of soup.
Verde rabbit and wild rice soup.
 Carter Hiyama

Dinner launches on February 8 and will be served on Fridays and Saturdays. It’s available by ticketed reservation only and capped at 22 people per day across two seatings, with shareable courses designed to build community around food. The initial tasting menu will start off with a passed course of Makah Ozette potatoes, a long, narrow potato variety that the Makah tribe in Washington State has grown for over 200 years. “They’re like fingerlings, but not as bitter — they’re tender, a little nutty,” says Alexa. She tops them with duck fat, dandelion greens, and yellowfoot mushrooms.

In order to stay true to non-colonial Indigenous foodways, Inɨ́sha features only proteins native to North America, which means you won’t find beef, chicken, or pork here. Instead, the menu boasts the likes of elk, wild boar, goose, duck, and tribal-caught fish. Everything is free of gluten, dairy, soy, and cane sugar. The initial six-course menu incorporates elderberry-marinated elk shoulder, braised rabbit, manoomin (wild rice), and indigenous heirloom bean varieties including tepary beans and Rio Zape beans. It finishes with huckleberry pie with a sunflower seed crust, sided by maple cranberry sorbet.

A table at a restaurant with a collection of Native American art behind it.
The interior at Javelina.
 Carter Hiyama
A table at a restaurant next to a storefront window.
The interior at Javelina.
 Carter Hiyama

Ultimately, Alexa hopes the space will serve as a place of Indigenous pride and community. It’ll be decorated with Indigenous art, including beadwork and Hopi pottery. The air will be smudged with sage and sweetgrass, and Javelina plans to partner with the Native American Youth and Family Center and the Northwest Native Chamber to showcase Indigenous vendors, creating a market in the shipping container next to the restaurant.

“I want it to be an educational space for people to learn about first foods,” says Alexa. “I’m really trying to create a cozy, welcoming environment here for Native people to enjoy. I’m doing this for you.”

Javelina is now open at 5425 NE 30th Ave.

 

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