The pros of townhouses over subsidized tiny homes
Most neighborhood folk prefer the building of townhouses over the subsidized homes to the right
Most neighborhood folk prefer the building of townhouses over the subsidized homes to the right
Most neighborhood folk prefer the building of townhouses over the subsidized homes to the right
These townhouses are not probably subsidized, meaning those that buy them are a self-reliant people. In fact, they are so self-sufficient they will pay a City of Milwaukie construction tax that goes to subsidize condo like small houses (as pictured in the right panel).
The townhouses will come with off-street parking, whereas the government subsidized housing to the right will come with no parking, resulting in a neighborhood where cars are much more densely lining the streets.
The Townhouses will add much less traffic than the crammed in subsidized homes to the right.
The owners of the townhouses will probably pay more in property taxes, fully supporting the cost of the incremental police and fire services they will draw on if needed.
Government subsidized condo complexes are limited in resale value
Most neighborhood folk prefer the building of townhouses over the subsidized homes to the right
Most neighborhood folk prefer the building of townhouses over the subsidized homes to the right
Most of my neighbors I talk to where these new low-end condo-like homes are being completed are appalled by them.
Milwaukie's progressive city council touts these units, however, as something they have achieved. In progressive governance, it is very typical to penalize those who are self-sufficient and reward those that are dependent on progressive politicians for government assistance.
Of course, the myopic or slick progressive politician spins that they are helping boost an extra valued member of society such as a public-school teacher by providing them with taxpayer subsidized housing.
Ironically, public school teachers are notorious for their savings wherewithal, ranking third among professions with millionaires according to national financial guru, Dave Ramsey.
Teachers in Oregon are represented by strong unions, ensuring that first year teachers quickly get step increases and above average cost of living increases.
Then too teachers tend to have parents who help with the down payment, while they also have access to teacher credit union finance.
So, if a teacher does happen to buy one of these subsidized condo-like tiny homes without parking, they probably do not stick around very long. And odds are they quickly buy up into a single-family home, which in many cases may not even be located in Milwaukie.
The other downside for building equity with these government subsidized condos is that the resale price is restricted to lower income thresholds.
As with other issues in Oregon, our progressive government officials take the extreme position that the 98% of the state that is still undeveloped cannot be touched for housing development. Instead, existing cities like Milwaukie must endure more rapid population infill, and a lowering of its potential individual economic wealth.
So, even though, we now live in the age of remote working and languishing farmlands/other rural, God forbid that land use laws be loosened.
No, Oregon's progressives do not want to unleash such economic prosperity as opening a second land rush, where new cities could be built with dedicated bike lanes and straight forward street grids.
Nope. We do not want such dreaded sprawl - as though Portland itself was not once sprawl in its beginnings.
Oregon's extreme positions, feeding on imaginary concerns and government as the dominating force, makes Atlas Shrug.
(posted by Elvis Clark on November 2, 2025)
September '26 on the slow side for new building in Milwaukie
Only 1 Housing Unit permitted last month - an ADU and Solar not so sunny
Oregon Business conditions seem to be souring relative to other states in the union, immigration is slowed to a halt and even deportations are picking up. Oregon's death rates exceed birth rates, such that given all these current conditions, the population growth of the mid-2010s that powered Portland and neighboring cities like Milwaukie into prosperous places may be coming to an end - in other words, the go-go years of the mid-2010s may be slow to return to cities like Milwaukie.
Then too, Oregon is no longer a reasonably priced place to live, as Oregon ranks 8th or so highest, among U.S states, for the cost of living, per the U.S Bureau of Economic Analysis.
To continue my downbeat, the federal government can no longer be counted on to bail out states with green energy subsidies and healthcare subsidies, as it is forced to tighten its own finances to stabilize its mounting national debt.
But look to the panel to the right of here. As business property values slide there may be an opportunity to invest in the longer term future of Milwaukie.
The Large vacant lot at Olsen and 32nd, next to Milwaukie Cafe is up for sale - asking price $675k
The thought occurs to me that maybe, thinking outside the box now, that a benefit corporation could maybe be formed to buy this lot. The idea would be to sell shares to Milwaukie community members who might like to participate in developing this property into a community hub with some housing and some community gathering establishments, hopefully squeezing in some parking.
Initially, to buy this property, maybe this corporation sells 5,000 shares to Milwaukie community members at a share price of $135 or maybe up to $150. I think it is the Green Bay Packers who are owned by fans who bought shares in the team - with the team being a public corporation, run on a non-profit basis.
Currently, mixed-use housing with first floor retail is said to be struggling financially, my interpretation of what the developer of the Coho Point project in downtown Milwaukie told Milwaukie City Council at a recent Council meeting.
But the owner of the Milwaukie Cafe thought that maybe a food cart center would be viable at the Olsen and 32nd vacant lot - which is just across the street from his Cafe.
I am not a developer myself, but if a good business plan for the property - and the benefit corporation that would make this idea come to fruition - could be put together; I could see myself investing in such benefit corporation - buying perhaps 10 or more shares myself.
(Hey, there are no bad ideas in brainstorming. Posted by Elvis Clark on October 17, 2025)
Milwaukie's COHO Builder says first floor retail uneconomic
Axle Tree Apartments in downtown Milwaukie is a bust for investors
Milwaukie's local property developer says that the Axle Tree Apartments on Washington Street in downtown Milwaukie is sold at a gigantic loss, because it has too many studio apartments when it is 2-bedroom apartments that are more in demand.
First Floor Retail, a big push by Metro for mixed use housing, has tanked in value as there is a glut of it presently in the immediate Portland area.
Developer says that the only apartment buildings being developed now are those highly subsidized by the U.S Department of Housing and Urban Development (matched by local and Oregon state government subsidies).
Milwaukie's lead developer says the cost of building new apartment buildings has skyrocketed in the last few years, while rents are rising slower than the cost of building new.
The slowness of the market for new market rate (non-government subsidized) apartments makes me think that the land that Milwaukie's Farmer's Market is currently located is less likely to be developed into apartments any time soon. This is good news.
Here's the Milwaukie City Council Work Session video in which Milwaukie's developer talks of the current slow market for market rate apartment construction:
City Council Work Session 10/07/2025
(starts about the 1 hour and 26 minute mark of the video)
Proposed COHO Apartment Project next door to Axle Tree, postponed another 18 months
Milwaukie City Council has an agreement to work with its developer (Black Rock) to develop a mixed-use market rate apartment building at the corner of Main and Washington (the idealized drawing of this new apartment complex is just above), The name of this future project is called Coho Point.
Milwaukie signed with its developer Black Rock to develop Coho Point way back in 2017, only to have the project delayed several times since.
During last evening's City Council Session, the developer for Coho is deferring the project another 18 months, because it is uneconomical at this time.
If the project is to be developed, it might have to be changed to an affordable housing project with heavy government subsidies.
But the developer also says that if affordable housing, the bedrooms would have to be shrunk to really tiny size.
What's more, affordable housing would not pay property taxes to support the government services those that would occupy Coho Point would no doubt require. Once again, exiting residences would end up paying more in taxes to support Milwaukie's City Council's push for affordable housing.
One can only hope that the federal government stops subsidizing as much affordable housing, so that those who move into new buildings in Milwaukie are paying for the basic city services they require, rather than living off the backs of existing residences through higher taxes and fees.
(posted by Elvis Clark on October 8, 2025)
Should milwaukie tax new developments for transportation?
I say yes. I want to slow infill housing that has no off-street parking, and fund transportation
Above is a table of one-time system development charges paid per new house built, comparing MIlwaukie with surrounding cities.
A key difference that is making Milwaukie too cheap - relative to other cities - is that Milwaukie does not have a Transportation Development Tax (TDT). Milwaukie's underpriced Transportation System Development Charges are resulting in the cramming of more infill housing that most often has no off-street parking than would otherwise occur if a Transportation Development Tax were added to Milwaukie's Transportation System Development Charges, as actually done in other surrounding cities.
Generally, I am against new taxes and fees. But I also want population growth to be organically driven, rather than induced by Milwaukie's taxpayers subsidizing new multiple housing units. It is only right that new arrivals in the new houses being built, pay for the extra transportation needs they create. This is not happening in Milwaukie at present, as Milwaukie is seeing multiple tiny homes being built on single family lots and these new houses are dependent on parking the occupants' cars on the neighboring streets.
So, existing residents are now forced into more parking wars, and or having to walk/bicycle around a bank of cars parked on their streets, many of Milwaukie's neighborhood streets lacking sidewalks or adequate walking paths. This is not right for the existing residents. The current Milwaukie City councilors seem to not care much about this problem and instead bend over backwards to speed Milwaukie's infill - causing too many more cars to be parked on Milwaukie's neighborhood streets.
Therefore, I think Milwaukie should add a transportation development tax to its Transportation System Development Charges (SDCs), so as to fund safety improvements for pedestrians and bicyclists. And it would also slow to some extent the cramming of more people into Milwaukie, which only adds to traffic congestion in Milwaukie.
Here's Washington County's table for Transportation Development taxes:
(posted by Elvis Clark on September 21, 2025)
residential remods surge, solar dives in milwaukie, july '25
Couple of new single-family homes in the works last month (July 2025) in Milwaukie
The state of Oregon is suing the U.S president to try to force the federal government to keep funding roof top solar, but the U.S Congress is also pulling back such solar subsidies which are critical to making solar economical for homeowners, and others. The drop in solar installations during a summer month like July maybe is an early sign of a slowdown coming in roof top solar installations.
(posted by Elvis Clark on August 22, 2025.)
milwaukie gov. says its housing project is an "investment"
But each new small house Milwaukie helps build loses as much as $100,000 in taxpayer monies
Pictured just above here is the City of Milwaukie's affordable housing project, called ShortStack.
The Shortstack housing project is building 15 new "middle" houses sited on a former half acre single family lot. Each of these houses is 900 square feet or so in living space.
Each of the Shortstack houses is limited to a sales price of $250,000 in exchange for a slough of government subsidies of one sort or another and the restriction that those who buy these houses make only 80% or less than the median income for the Portland area.
As for government subsidies helping fund the Shortstack housing project, first the City of Milwaukie is providing $20,000 per house, using proceeds from a city-wide construction tax. Second, Shortstack receives a zero-interest construction loan from the state of Oregon (I estimate as having a taxpayer cost/project subsidy of roughly $18,000 or so per unit subsidy). Third, Shortstack taps the Metro Regional housing property tax/bond fund ($47,000 per unit). Fourth, there are, also, miscellaneous government provided grants for Shortstack.
In total, various government entities are providing as much as $100,000 per unit in taxpayer subsidies so as to reduce the sales price down to $250,000. By comparison, a nearby privately developed, free market-based housing project of similar sized 'middle' housing' units is asking for a sales price of just below $350,000 for each of its units.
The land underneath the Substack affordable houses is held in a community land trust. Covenants in the deeds for the Substack houses restricts their sale to those earning 80% or less of the area's median income. By comparison, the nearby privately developed middle housing project includes the land underneath the house so as to avoid HOA-like fees. The privately developed housing project, also, is not limited by the affordable housing covenant.
Then too, the Substack housing project comes with no off-street parking whereas the nearby privately developed middle housing project has 0.5 off-street parking spaces per unit.
In essence, taxpayers lose as much as $100,000 per affordable house while losing nothing if the project were instead built privately.
Then too, property taxes generated by the affordable housing project are likely to be lower than if privately developed, as the restrictive affordable sale covenant on the government funded housing project probably lowers the tax assessed value of the "affordable" houses. So, government subsidized affordable housing generates less in city government property tax proceeds for basic services like police and fire.
(As a side note, my retired police detective neighbor says these compressed middle housing projects like Shortstack are also more prone to a house fire spreading quickly to the other houses within a few feet of each other.)
(posted by Elvis Clark on July 21, 2025)
home sizes edge smaller in the city of milwaukie, Oregon
June 2025 Milwaukie building activity picks up a tad from May - with the last 12 months up too
Demolitions for the fiscal year, July 2024-June 2025, equal the amount of new single-family homes and Auxiliary Dwelling Units (ADUs), such that most probably there is little change in size of homes of the single family and ADU type in the past 12 months. But this downsizing of home sizes is a slow intergenerational trend at this point.
But there is an increase in smaller houses built in clusters (cottage clusters) on what were formerly big lots - in many cases with open-space-like backyards (back in history, these are called Victory Gardens as they produced supplemental vegetables and fruits during WW 2). These cottage clusters often do not come with off-street parking, such that they cause more streets to become filled with park cars - a problem for neighborhoods without sidewalks, like much of Milwaukie.
Solar installations saw a surge in this last month, June 2025 - perhaps reflecting a rush by solar companies and those interested in solar to get in on solar federal subsidies before they end substantively this next year (2026).
(posted by Elvis Clark on July 14, 2025)
Milwaukie farmers market could be changing
Metro government owns half the lot that Milwaukie's Farmers Market is hosted on
There are rumors that Metro is wanting to develop the western half of the Farmers Market lot into a 5-story mixed used apartment building. To accommodate the Farmers Market this proposed apartment building would have an open first floor. The proposed Metro building might also have public parking. (The Farmers Market lot is just across the street from the now former Milwaukie City Hall building.)
This idea of reconstructing half the Farmers market lot runs counter to what Milwaukians were led to believe say 5 years ago when Milwaukie City Hall spent big on public infrastructure on the south end of downtown (along Main Street next to the Post Office). When Milwaukie City Hall spent some serious money on the south end of Milwaukie downtown (this during Mark Gamba's tenure as Milwaukie's Mayor), Milwaukians are told that the Farmers Market would eventually be moved to the south end of downtown.
But now I am being told that the south end of downtown doesn't have enough space to accommodate the Farmers Market. I could have told them this back then, and many did, that there isn't enough space at this south end (with the narrowness of the Dogwood Park) to accommodate the Farmers market as we know it.
Ugh!
(posted by Elvis Clark on February 10, 2025)
The Oregon Legislature, Governor continue takeover of Cities
The Legislature and Governor's proposed housing bill would push cities to build more houses
Here's a link to the reporting on the Governor and legislature's proposed new housing emergency bill:
https://katu.com/news/local/large-housing-bill-moves-forward-despite-pushback-from-city-leaders#
There is likely a real downside to the quality of Milwaukie's neighborhoods caused by the Oregon Governor and Legislature's house emergency bill. The Bill requires a City to cause a sharp upturn in new house construction/development. For Milwaukie, this means probably that Milwaukie's (very low) Transportation and park system development charges (SDCs) are less likely to be increased substantively. (SDCs are City fees for building new homes and businesses.) Developers will simply tell the Milwaukie City Council that SDC increases would cause them to build less new housing - which would go against the state's new House Emergency bill.
And without higher SDCs, Milwaukie is likely to have to continue enduring neighborhood streets with big gaps in its side walk and walking path network. (just as illustrated in the photo-to-the-right-here of a typical Milwaukie neighborhood street.) Without an increase in Transportation SDCs, there simply won't be enough funds available to build out a complete network of sidewalks, walking paths.
And not only this, without increases in Park SDCs, Milwaukie City Council is more likely to ask for higher property taxes - to raise funds for park expansion plans.
(posted by Elvis Clark on March 3, 2023.)
Milwaukie's existing City Hall to become packed w/ Brewery+
Will happen next year or 2, with Milwaukie's new City Hall: existing Advantis Credit Union building
When city officials move out (sometime next year 2023), a brewery, restaurant and bakery, along with community art and office space, will move into the historic Milwaukie City Hall building (after its renovation by new property owner).
Milwaukie hasn't yet settled on a purchase price (with the new property owner) for the City Hall building, but city officials plan to begin the negotiation process in the coming weeks.
Here's a link to the Portland Tribune's reporting on the re-development of Milwaukie's iconic, Great Depression-era-built City Hall:
(posted by Elvis Clark on December 2, 2022)
The Federal Government provides $$ for Kellogg Dam Removal
Oregon Senator Merkley snagged some funding to design the removal of Kellogg Dam in Milwaukie
Kellogg Dam is built back in the first half of the 1800s to service energy to a flour mill in the south end of down town Milwaukie. But the Flour mill became defunct by the year 1900.
And so the dam sits idle only serving to block water draining from the Kellogg drainage area, to this very day and into several more years or more into the future.
Notice Oregon congress person Kurt Schrader also helps in securing these federal government study monies for Kellogg dam removal. This is funny because our Milwaukie Mayor Gamba berates Schrader for not being Progressive enough.
Well this is good news that one day in the future there may be migrating salmon up from the Willamette and into the Kellogg basin, what with the removal of Kellogg dam.
I hear though that there is some question as to the possible toxic nature of the sediment in the bottom of Kellogg lake.
(posted by Elvis Clark on April 16, 2022)
New Housing Units are being built at a steady clip in this past year - 897 Apartment Housing Units are currently in the project pipeline for Milwaukie
In recent years, the building of apartment complexes picks up from near zero activity in prior years.
Single Family Houses are also a bit up in building activity the past two years, aided by annexation of areas previously outside the city limits (some farm acreage brought within the City, converting this acreage to the building of new single family housing subdivisions).
ADU building activity is rather modest in the total scheme of Milwaukie's current building buzz.
Going forward the building of new ADU's will not have to provide off-street parking - leaving their occupants to park on street - more cars on our roads. This is except for new ADU vacation rentals which must provide one off street parking space for each ADU.
Milwaukie reduces permit fees, too, for t
Solar panel installations are also picking up with the increased building activity in Milwaukie.
(posted by Elvis Clark on November 14, 2021)
Johnson Creek Developments pose Traffic concerns
Talk of re-development of the East Moreland Racquet Club
The only way out and into the Racquet Club is Johnson Crk Blvd.
The street leading up to the Racquet Club is lined with homes.
Word from Ardenwald's Neighborhood Land Use rep is the East Moreland Racquet Club pictured here is under consideration to become a Retirement Housing Complex, of about 150 housing units possibly.
The street leading up to the Racquet Club is lined with homes.
The only way out and into the Racquet Club is Johnson Crk Blvd.
The street leading up to the Racquet Club is lined with homes.
The Racquet Club property is bordered on its north by Johnson Creek (the stream), and our land use gal worries about the environmental impact of a new complex on this property. East Moreland Golf Course is just across the stream from the Racquet Club.
(posted by Elvis Clark on November 28, 2020)
The only way out and into the Racquet Club is Johnson Crk Blvd.
The only way out and into the Racquet Club is Johnson Crk Blvd.
The only way out and into the Racquet Club is Johnson Crk Blvd.
This new development if it comes to fruition , would be the third potential large development for the Johnson Creek Boulevard area between like southeast 21st and 50th. The other two are (1) a potential 150 apartment unit complex at the intersection of 42nd and Johnson where the old land fill site is until most recently; and (2) a cottage cluster or tiny house complex development near the Springwater Trail just across from Precision Castparts.
One can only fret about resulting traffic congestion for those trying to access Johnson Creek Boulevard into and out of Milwaukie.
Milwaukie's AdU pilot program - Mayor and councilor views
Mayor Gamba thinks waiving system development charges caused more ADUs to be constructed
However, Councilor Batey thinks it is the City's waiving of frontal improvements and their associated costs which is driving a bump up in interest in Milwaukie's pilot program for ADU building.
Milwaukie's ADU pilot program is limited to the first ten new ADUs into the City's Permit desk (since the beginning of this last July 2020), and it waives both City development charges and also requirements to construct and or pay for frontage improvements. I think it may also dispense with off-street parking requirement for a new ADU.
The City is already hit the annual limit of 10 new ADUs for qualifying for the Pilot Programs waivers.
I tend to agree with Councilor Batey it is the frontage improvements and off street parking waivers that drive the moderate pick up in ADU unit construction, not as the Mayor suggests the waiving of City [system] development charges.
Any changes to this ADU pilot program are not likely before this next March, when the Council meets again on the ADU program. I myself am leery of eliminating the off street parking requirement for new units, as this could result in increasing amounts of cars parked on-street - and where many of Milwaukie's neighborhood streets lack sidewalks and are poorly paved, a challenge to those on a bicycle or walking.
I am hoping the City will maintain some review of ADUs in incidences where the streets are lacking improvements and are rutted and potholed. I actually had advocated and got this placed as a goal in MIlwaukie's new Comprehensive Plan - the goal of not worsening the safety of bicyclists and pedestrians when permitting residential infill projects (such as a new ADU).
Councilor Hyzy is leery of the ADU pilot program
Councilor Hyzy voices concern these new ADUs will not be affordable, as they seem to be going for rents in the middle and upper middle income classes. She wants to impose some kind of limits on the building of ADUs to in her mind ensure this new construction fits as Affordable Housing.
I would only add that if a City starts imposing new regulations on how ADUs are rented, then it is liable to discourage the building of ADUs.
The Mayor and Councilor Falconer want to have a sliding scale for System Development Charges
The Mayor and Councilor Falconer argue a lower rate of System Development Charges should be imposed on ADUs as opposed to the construction of single family detached homes.
I am left wondering whether it is not so much the size of the house impacting system developments public expenses but more like number of people in the housing unit. I mean, for instance, you can have a big house with only yourself in it. In this case, do you flush the toilet (Sewer costs) anymore than the person living in an ADU?
(posted by Elvis Clark on November 18 ,2020)
New Single Family Homes 'still the ticket'...City may extend ADU fee waivers
Tomorrow evening, 11/17/20, Milwaukie City Council will begin considering extending its temporary waiver of certain fees and maybe even parking requirements for construction of new Accessory Dwelling Units (ADUs). Back this last Spring, the City Council I think waived certain fees and parking requirements for the first ten new ADU construction units coming into the City's permit desk. Construction of new ADUs are still required to go through a planning approval process; and this is something being eyed by the Comprehensive Plan Implementation Committee for easing ADU construction.
My opinion, as long as ADU construction is coming in at a pace of 20 new units or so a year; which is the pace lately; then I don't sweat this rate of infill into our single family neighborhoods.
I will listen in to the ADU dialogue at tomorrow night's City Council Regular Session meeting.
(posted by Elvis Clark on November 16, 2020)
Large property at corner of 42nd and Johnson Crk Blvd Sold
At the October 26th, 2020, Ardenwald-Johnson Creek neighborhood association meeting, the land use representative says the rather large lot (with red star in photo above here) is now sold to a party interested in developing it. This lot is maybe 4 to 5 acres in size, and is right at the intersection of Johnson Creek Boulevard and 42nd.
42nd and Johnson Creek Blvd usually is a congested intersection at rush hour (pre virus shut down days, that is). So, wouldn't be surprised if this intersection is signalized with traffic lights, at some point, in order to accommodate traffic flow in and out of this potential new rather large residential development.
This site is used in recent times for digging out fill dirt and storing of such like materials.
Developer is said to be touching base with City leaders and neighborhood association. Neighborhood Association is thinking of inviting developer to a Neighborhood Association meeting in the future to discuss in broad outlines what might become of this large development site.
(posted by Elvis Clark on October 27, 2020)
building projects getting underway in Milwaukie - Sept. 2020
Over near the Waverly golf course, a new 100 unit apartment complex is under planning. Would use Waverly Court road which links to 17th avenue. A chunk of the property would be made into forest with path ways and greenery. Kind of nice.
It's back. Over at 32nd and Olsen, a mixed use apartment building is back to City Planners for building approval. This time the planned building is not 45 feet high but 38 feet with no penthouse apartment unit on top. It has 18 housing units and 2 retail shops on first floor. It has 17 on-site parking spaces which is still short of the more robust 1 for 1 parking space ratio.
There are three Auxiliary Dwelling Units being planned in Milwaukie. (1) 10190 se 37th avenue. (2) 2908 se Olsen Street. and (3) 6002 se Morris street - which I think is just off Johnson Creek Road.
In what is a public housing project, Clackamas County Housing Authority (HACC) is still talking about opening 29th Avenue in Milwaukie to vehicular traffic out of the county's public housing property. Currently 29th is only a bicycle and pedestrian connection to this County property (called Hillside Park). Ardenwald neighbors and myself will be working to stop this new vehicle connection into wha
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Not a lot of building going on in Milwaukie per Chart above
No Accessory Dwelling Units being built in February 2020, fourth month in a row seems like .
NO new Commercial building activity undertaken - permit phase.
No new demolitions in February 2020.
2 Solar systems installed at a cost of almost $1,600 each system. Would seem to require a lot of electricity use before this solar alternative makes economic sense for the homeowner.
(posted by Elvis Clark April 4, 2020)
NOvember '19 Milwaukie construction report
No ADUs or solar panels permitted in November '19
5 New Single Family Houses permitted for construction, however. These figures are down from the October 19 report, section just below this one. Maybe seasonal decline? I do note listings of existing homes for sale in Milwaukie as printed by Zillow real estate website seem unusually slow, even for the slow home sale season we currently are in.
The average value per new single family home is $335,000 ($1,671,044 divided by 5 new homes above table); but I am wondering if this excludes the cost of the lot; which is running over $150,000 for a 5,000 foot lot in Milwaukie as of last summer. If so, the final total price of a new home is probably close to $500k for average single family home.
There is one demolition in the November '19 report.
One of my ambitions is to build a data set and chart Milwaukie construction activity by month, going back several years. The data is reported monthly by the City of Milwaukie.
(Posted by Elvis Clark on January 20, 2019)
8 New Single Family houses to begin building in Milwaikie
October 2019 building notes from above photo report from City of Milwaukie
8 new single family houses going to construction in Milwaukie....estimated average cost of these new homes are roughly $300,000 in house construction plus probably about another $150,000 for the house lot; making for a total cost of a new house in Milwaukie at around $450,000. With system development fees and other government permit fees....probably closer to $500,000 for acquiring a new home on average.
2 Accessory Dwelling Units (ADUs) going to construction. Average cost of each ADU addition looks to be only about $65,000...probably permit fees and other fees get the average total cost of these 2 ADUs closer to $100,000.
1 Solar unit system is going to installation. It is probably residential....and roof top solar is still not cost effective in the Willamette Valley for supplying home electricity. At a total cost of this solar system around $24,500 installed, the effective rate (excluding government subsidies provided the solar panel installer) is over 18 cents per Kwh consumed....whereas you can get a KWH off of PGE utility's retail electric grid (residential service) for only 12 cents. So, effectively solar is 50% more expensive if not for government subsidies than existing PGE electricity supply. The government via taxes and increase average electric utility rates on other people is subsidizing over a third of the cost of solar electric supply costs.
(posted by Elvis Clark, 12/7/19)