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Kimberley Duval

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Kimberley Duval

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Buying or Selling your home is one of the biggest decisions you'll make in your lifetime. You should

When we are making the most important purchase of our lives, stress and confusion should be the furthest things from our minds. Oftentimes the largest obstacle for people when looking to buy or sell is simply knowing where to start. Having a real estate agent you feel confident in and who consistently demonstrates their commitment to ensuring you only receive the absolute best is paramount to a positive buying or selling experience. With extensive knowledge of the area and a deep connection to this community, you can put your trust in me to work step by step with you through this next stage in your journey.

11/05/2026

A new federal rule takes aim at the big institutional investors buying up single-family homes, and it starts soon.

The 21st Century ROAD to Housing Act bans large institutional investors from purchasing single-family homes starting January 7, 2027. Treasury published the rules on October 23, 2026.

Who it covers:
• A large institutional investor is a for-profit entity that holds investment control over at least 350 single-family homes
• Transactions that don't qualify as an excepted purchase are prohibited

A few notes on what it does and doesn't do:
• Exceptions exist for build-to-rent and renovate-to-rent programs, homeownership pathways for renters, and certain debt or loss-mitigation actions
• The proposed rules require those programs to have formal written policies adopted before purchases
• Penalties are steep: up to the greater of $1 million or three times the purchase price

Will it add supply overnight? Analysts are divided; some lenders doubt it will move the needle much. What's clear is that individual buyers will no longer compete with the largest corporate landlords for the same homes.

If you're buying in the Portland–Vancouver metro and wondering whether an investor offer will outbid yours, this changes the math a little in your favor.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

11/05/2026

The most active buyer in the 55+ housing market isn't who most people expect. It's Gen X.

Industry research from Zonda shows Gen X has become the most active cohort in the 55+ space, and they shop differently than the retirees who defined these communities a generation ago.

Many are still working or transitioning into encore careers, so home office space and flexible layouts matter. They're moving to be closer to kids and grandkids, to downsize upkeep, and to plan the next chapter, not the last one.

And this is where established resale communities shine:

• Mature neighborhoods with real trees, real character, and proven amenities
• Known HOA health and community culture you can verify before you buy
• Move-in-ready single-story homes in walkable layouts
• Social calendars already in full swing, not a clubhouse waiting to be filled

Research also shows these buyers value universal design: curbless showers, smart kitchen layouts, and single-level living that works long-term. Many established communities already offer it.

Thinking about your own next chapter? I help buyers find established 55+ communities across Southwest Washington and the Portland metro.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

11/05/2026

Clark County just tipped into a buyer's market, and a price point that disappeared years ago is back.

The Columbian reported on October 30 that the county's market is cooling, with inventory around 4 to 4.5 months of supply and hundreds of homes listed under $400,000 again: 392 active listings in that bracket as of late October. The median price sits in the mid-$500,000s, and homes are taking longer to sell.

What a buyer's market actually means in practice:

• More leverage beyond price: inspection repairs, closing-cost credits, rate buy-downs, or flexible timelines
• Contingencies you can reasonably ask for again
• Time to think, tour twice, and compare, instead of racing other offers

It does not mean every home is a steal, or that waiting guarantees a better deal. Well-priced homes in desirable neighborhoods still move.

But if you've been priced out of Vancouver, Camas, or Ridgefield for the past few years, it's worth looking again. I'm licensed in Washington and Oregon, so we can compare both sides of the Columbia River.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

10/01/2026

Buying a home in Battle Ground, Ridgefield, La Center, or rural Clark County? If the property uses a well and septic system, add a few important checks to your home-buying plan.

Ask about the well’s flow rate, water quality testing, pump, and pressure tank. For the septic system, review the system type, last pumping date, and schedule a professional inspection.

Also look beyond the house: review easements, shared-road and maintenance agreements, property lines, outbuildings, and who is responsible for road maintenance. Confirm how utilities and internet reach the home, too.

These items can take time to schedule and may affect your offer strategy or repair requests. Planning early helps you make informed decisions.

Selling a rural property? Having well, septic, road, utility, and maintenance records organized can help buyers understand the property more easily.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

09/30/2026

The down payment isn’t the only cash buyers need to plan for. In Washington and Oregon, buyers typically pay roughly 2%–5% of the purchase price in closing costs. Many local files land closer to 2%–3%, but the actual amount varies by loan, lender fees, and local taxes.

For a $500,000 home, that’s approximately $10,000–$25,000 beyond the down payment. Many buyers may see a figure closer to $10,000–$15,000, but it’s important to confirm your own numbers.

Closing costs may include lender fees, appraisal, inspection, escrow or title services, first-year homeowners insurance, property tax reserves, prepaid interest, recording fees, and transfer taxes where applicable.

Your lender’s Loan Estimate is the best place to review the real numbers. Ask questions early and include these costs in your budget before making an offer, not after.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

09/29/2026

What happens when a home appraisal comes in below the contract price? Take a breath: there are several possible paths forward.

An appraisal is the lender’s opinion of value, based on recent comparable sales, the home’s condition, and current market conditions. In a more balanced market, the appraised value won’t always match the price a buyer and seller negotiated.

Possible solutions include:
• The seller reduces the price to the appraised value.
• The buyer and seller split the difference.
• The buyer pays the full gap in cash.
• The lender reviews a Reconsideration of Value if the appraisal contains a factual error or missed a relevant comparable sale.

An active appraisal contingency can protect the buyer by allowing them to renegotiate or, if no agreement is reached, typically terminate and recover earnest money according to the contract.

If the contingency was waived or the deadline passed, the buyer is generally obligated to cover the gap. The best next step is to review the contract and appraisal with your real estate professional and lender before making a decision.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

09/24/2026

The fall market can offer sellers an important advantage: less noise and more motivated buyers.

After Labor Day, overall buyer traffic may slow, but the people still actively touring homes are often working with a real timeline. They may be relocating, nearing the end of a lease, or hoping to move before the end of the year. At the same time, some competing listings leave the market, giving a well-presented home more room to stand out.

Presentation matters in this season. Autumn’s lower light makes professional photography especially important, with thoughtful timing and bright, natural images that show the home at its best. Realistic pricing matters, too: buyers are still comparing value carefully.

A strong fall listing is not about rushing to market. It’s about positioning the home to attract the right buyers when there is less competition for their attention.

Kimberley Duval | 503-851-9085 / Designated Broker (WA) & Principal Broker (OR) / Move Real Estate

09/23/2026

Before the rain returns, fall is a helpful time to notice how a home is prepared for Pacific Northwest weather.

As you tour, look for gutters and downspouts that direct water away from the home, grading and drainage that move water away from the foundation, and leaves collecting in window wells or drains. Check for moss on the roof or walkways, the roof’s age and condition, and signs of wear around exterior trim, paint, window seals, and door seals.

It’s also worth asking about HVAC service and filter changes, and taking a look at deck conditions and crawlspace access. These details aren’t meant to be alarming. They simply help you understand the home and identify questions to ask before making an offer.

One more seasonal tip: visit at different times when possible. On a shorter autumn day, notice how much natural daylight each room receives. A thoughtful walkthrough helps you make a confident, informed decision.

Kimberley Duval | 503-851-9085 / Designated Broker (WA) & Principal Broker (OR) / Move Real Estate

09/22/2026

If you’re selling a home in Washington, a broader buyer pool generally means more opportunity, and the rules around listing exposure have changed.

SSB 6091 took effect June 11, 2026. In general, when a residential property is marketed, it must be marketed to the public and Washington real estate brokers, rather than only to a limited or exclusive group. Narrow safety-related exceptions may apply.

Northwest MLS also introduced First Look on September 4. This option can give sellers up to 21 days to prepare a home before moving it to Active status, while still submitting it to NWMLS and making it available to member brokers. Showings and public online exposure can be tailored based on the seller’s plan.

The simple takeaway: private or limited marketing can narrow the number of buyers who know about your home. Public marketing helps protect your buyer pool, while a thoughtful preparation period can provide flexibility before a full launch.

As Managing Supervising Broker for WA Move Real Estate, I’m happy to explain how these changes may affect your selling strategy.

Kimberley Duval | 503-851-9085 / Designated Broker (WA) & Principal Broker (OR) / Move Real Estate

09/17/2026

Right-sizing into an established 55+ community? Use this checklist before you choose:

Look for a single-level or low-maintenance layout, plus a manageable yard and exterior upkeep. Notice mature landscaping and shaded walking paths: not just how the home looks online.

Explore the clubhouse and social calendar. Is it active in a way that fits you? Check convenience, too: healthcare, groceries, pharmacies, and everyday errands should be reasonably close.

Review the HOA’s financial health. Ask about monthly dues, what they cover, and the latest reserve study. A well-funded association can help reduce the risk of surprise special assessments.

Understand what age-qualified means and how the community’s occupancy and guest rules work. Then consider resale: Is the location appealing, are homes maintained, and will future buyers value the same features?

Every established 55+ community has its own personality. Tour at different times of day and week, and talk with residents to learn what daily life is really like.

Kimberley specializes in helping buyers in 55+ communities across Washington and Oregon. I’d be happy to help you compare options and find the right fit.

Kimberley Duval | 503-851-9085
Designated Broker (WA) & Principal Broker (OR)
Move Real Estate

Address

2005 SE 192nd Avenue Suite 200, Off# 241
Camas, WA
98607

Opening Hours

Monday	7am - 8pm
Tuesday	7am - 8pm
Wednesday	7am - 8pm
Thursday	7am - 8pm
Friday	8am - 8pm
Saturday	8am - 8pm
Sunday	7am - 8pm

Telephone

+15038519085

Website

http://pdxmetrohomesales.com/

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