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Frequently Asked Questions – Southern Oregon Real Estate

1. Do I really need a real estate agent in Josephine County, or can I sell/buy on my own?

Yes — more than ever. The Southern Oregon market (Grants Pass, Cave Junction, Merlin, Rogue River, Illinois Valley, etc.) moves fast, and local rules, water rights, wildfire zones, and septic/well regulations can trip up even experienced buyers and sellers. A good local agent knows which properties have water rights, where the flood zones are, and how to navigate title reports and disclosures!.

2. How is the real estate market in Josephine County right now 2025?

As of late 2025, inventory remains low compared to pre-2020 levels, but we’re seeing slightly more homes come on the market than in 2023–2024. Median sale prices in Grants Pass are hovering in the low-to-mid $400,000s, rural acreage properties range from $350,000–$800,000+ depending on water, timber, and usability. Interest rates have stabilized in the 6–7% range, bringing more buyers off the sidelines. Days on market average 30–45 days for well-priced homes.

3. What are the biggest challenges when buying or selling in Southern Oregon?

• Well systems, homesites, water rights

• Wildfire insurance availability and cost (many homes now require “brush clearing” letters)

• Septic and alternative septic systems (DEQ rules are strict)

• Getting properties to pass lender requirements

4. Are there still grants or down-payment assistance programs available in Josephine County?

Yes! Oregon Bond, OHCS programs, and the Josephine County Housing Authority still have funds for first-time buyers and certain professions (teachers, nurses, firefighters, veterans). Income limits apply, but many Grants Pass and rural county buyers qualify for 3–6% down-payment assistance.

5. What’s the deal with wildfire risk and insurance in Josephine County?

Southern Oregon is now considered high-risk by many insurers. Properties in the Wildland-Urban Interface (most of rural Josephine County) often require:

• 100 ft of defensible space

• Fire-resistant roofing and siding helps

• Distance to firebreaks, major roads, and fire departments makes a difference

6. Do you help with rural properties, land, and farms too?

Absolutely — a lot of my business is rural homes, acreage, timberland, and vacant residential lots.

7. Why should I choose you instead of one of the big national teams or discount brokerages?

I love this job and I personally handle every listing and buyer — no assistants or “showing partners.” I enjoy what I do and I know the forest roads, swimming holes and hiking trails from Wolf Creek to Selma, and I still answer my phone on nights and weekends.

Have a question that’s not listed here?

Call or text me anytime at (541) 237 4394. Happy to help —