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All Forum Posts by: AJ Wong

AJ Wong has started 250 posts and replied 677 times.

Post: 🎣 Why Out-of-State Investors Are Quietly Snapping Up Oregon Coast STRs

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553
Quote from @Syed Ahmed:

It’s true,  the Oregon Coast is becoming a hidden gem for STR investors who know how to spot value before the buzz hits. For out-of-state buyers jumping in, speed and access to capital are key

I work with a private lending group that funds short-term rental deals like these,  fast closings, flexible terms, and no bank drama. If anyone’s looking to move quick on an opportunity, I’m here to help.


 Thanks Syed!! 

Post: 🎣 Why Out-of-State Investors Are Quietly Snapping Up Oregon Coast STRs

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553

If you’re an out-of-state investor eyeing short-term rentals, you know the usual suspects — are often oversaturated, overregulated, or both. But savvy buyers have a quieter target: the Oregon Coast.

This stretch of rugged coastline hits the sweet spot: tight supply, strong year-round demand, realistic price points, stable insurance, and powerful tax advantages. Here’s why more out-of-state buyers are locking up Oregon beach homes..

Coastal Access, Fewer Coastal Headaches

Oregon’s coastline is protected by strict land use rules — so supply stays limited and legal STRs hold value.

No hurricane season spikes your insurance (although Tsunami zones are real) and no sudden city council bans wipe out your cash flow overnight like in some big cities.

Lower Buy-In, Better Cash Flow

A California beach STR might run you $2–$3M. In Oregon? Ocean-view or beachfront homes still close in the $500K–$1.5M range — often fully licensed and zoned for legal short-term rental use.

That means lower down payments, better cash-on-cash returns, and incentivizing investments - if you run it well.

Year-Round Bookings

The Oregon Coast is the ultimate drive-to escape for Portland, Seattle, and Northern California. Families, remote workers, golfers, fisherman — they fill the calendar beyond just summer. Hot spots like Bandon Dunes pull premium guests all year long.

Tax Advantages: STR Loophole + 1031 Exchange

The STR loophole is back for 2025 — pair that with 100% bonus depreciation and you can offset big chunks of W-2 income when you buy right. Add Oregon’s 1031-friendly market and investors recognize what makes investing here so desirable. 

Manage Remotely — Or Tap a Local Pro

Many out-of-state owners manage Oregon STRs with smart tech and local cleaning crews. Want to stay hands-on to qualify for the loophole? You can — or plug in a licensed manager and scale up. We regularly refer clients to iTrip, Wander (when applicable) and Vacasa (case by case). 

Where to Look

Top towns for out-of-state STR buyers:

  • Seaside — Portland’s easy beach escape, repeat guests, tight permit caps
  • Florence — Low entry cost, recreational hub, Eugene’s coast gateway
  • Pacific City — Solid year-round demand, multiple zones
  • Rockaway Beach — Budget-friendly, family-friendly
  • Bandon — Golf capital + rugged luxury coastal stays
  • Brookings — Tight permits, strong ROI, southern sunshine
  • Bonus picks: Bay City, Manzanita (short waitlist), Tillamook County, Mapleton, Lincoln City

Bottom Line

For out-of-state investors, Oregon’s Coast might check every box: legal zoning, strong bookings, stable insurance, tax advantages, and real long-term upside — without the drama you’ll find in the big-name beach markets.

Post: ✅ STR Tax Loophole Passed & other real estate investor tax provisions

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553

Well..it is official - the so called ‘Big Beautiful Bill Act’ has cleared both the Senate and House and will have significant impacts on the real estate market and investors. The final version of the bill includes some major wins for real estate investors including:

  • A permanent extension of lower individual tax rates
  • An enhanced and permanent qualified business income deduction (Section 199A)
  • A temporary (five-year) quadrupling of the state and local tax (SALT) deduction cap, beginning for 2025
  • Protection for business SALT deductions and 1031 like-kind exchanges
  • A permanent extension of the mortgage interest deduction

⚡️ What’s else is Back? The STR Loophole + 100% Bonus Depreciation means:

  • If you buy a qualifying STR and materially participate, you can immediately write off a huge portion of the property’s cost in Year 1.
  • These losses offset your W-2 income, unlike regular passive rental losses for qualified properties placed into service as of January 19th 2025.

🧮 Key Takeaway

Without the loophole, you’d only offset passive income.
With the loophole + 100% bonus depreciation, you offset active high W-2 income — slashing your tax bill in Year 1.

📌 Big Picture

  • Who wins? High earners, self-managing STRs, 7 days or less average stays.
  • Why act now? The 100% rate phases down after 2028 — lock in full write-offs while it lasts.
  • Pro move: Pair with a legit cost seg study to maximize short-life asset reallocation.

Not a tax Pro - any further insight or examples are always welcome and appreciated. 

Happy to say we coincidentally entered contract on a riverfront cabin today :) 

Cheers. 

Post: Single Family Oregon Coast Inventory & Pending transactions in popular STR Cities

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553

Single family agent listings (excluding FSBO, foreclosures and auctions) from South to North:

Brookings: 87 Listings | 10 Pending

Gold Beach: 82 Listings | 16 Pending

Port Orford: 24 Listings | 1 Pending

Bandon: 78 Listings | 13 Pending

Coos Bay: 123 Listings | 44 Pending

Lakeside: 24 Listings  | 10 Pending

Florence: 88 Listings | 22 Pending

Yachats: 32 Listings | 3 Pending

Lincoln City: 195 Listings | 28 Pending

Neskowin: 56 Listings | 5 Pending

Pacific City: 42 Listings | 5 Pending

Rockaway Beach: 55 Listings | 3 Pending

Manzanita: 31 Listings | 4 Pending

Cannon Beach: 27 Listings | 1 Pending

Seaside: 55 Listings | 14 Pending

Post: 'Zillow Ban' goes into effect tomorrow: Why Compass will lose their lawsuit

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553
Quote from @Jay Hinrichs:

how does zillow know that a listing has been taken but not loaded up to MLS.

I suspect many agents dont take a listing and get them in the computer within 24 hours  U know they are busy etc.


I think it's from when the listing is scheduled to go live publicly - not when the contract is signed. 

Compass isn't in Oregon and their argument is ridiculous: "We want to keep it private, but you can't..OR we want to keep it private until we can't sell it and need more exposure." 

Post: 'Zillow Ban' goes into effect tomorrow: Why Compass will lose their lawsuit

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553
Quote from @AJ Wong:

As some of you may know, beginning today if agents/brokers do not post their listing to the MLS or publicly within 24 hours - Zillow will effectively 'hide' or ban the listing from the website.

"Compass, the real estate brokerage that sells more houses than any of its competitors in the United States, has sued Zillow, the country’s largest real estate site — in a legal showdown that accuses Zillow of gatekeeping home listings and of breaking federal antitrust laws." - Debra Kamin - New York Times

Personally - I think Compass will lose...convincingly. If broker choose to exclusively market listings to their broker network (effectively attempting to control both sides of the transaction) they are welcome to do so...but Zillow is a private company and can make their own rules. Although they are the dominant digital listing website, there are plenty of others and if representatives elect not to share their listing outside of a 'pocket' network - so be it, but don't argue that Zillow is being anti-trust...if anything I think Compass is..

If there is such an advantage to keeping the transaction 'in house' why are they upset when the listing is kept off of certain websites? Isn't that what Compass is doing to their competitors? Excluding non-Compass brokers (and their clients) from an equal opportunity of investing/purchasing? 

Pocket or whisper listings are legal but only advantageous for specific markets or properties, from my experience unless there is a privacy concern or other rationale - restricting public exposure of any listing rarely benefits the owner. 

What are your thoughts? How will this lawsuit play out? 


 Correction in title: Goes into effect today 6/30/2025

Post: ✅ BIG Beautiful STR Tax Loophole - 100% Bonus Depreciation is almost back

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553
Quote from @Basit Siddiqi:

I anticipate a lot of people to start purchasing properties in 2025 to take advantage of the increase in bonus depreciation once it passes.


Agreed. I have at least a handful of investor clients that either 'missed' or couldn't find a suitable property the first go-around that are ready to shop & tour. We expect the overall STR interest, pace and demand on the Oregon Coast to be double of what it otherwise would have been without the full bonus depreciation.

Post: 'Zillow Ban' goes into effect tomorrow: Why Compass will lose their lawsuit

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553

As some of you may know, beginning today if agents/brokers do not post their listing to the MLS or publicly within 24 hours - Zillow will effectively 'hide' or ban the listing from the website.

"Compass, the real estate brokerage that sells more houses than any of its competitors in the United States, has sued Zillow, the country’s largest real estate site — in a legal showdown that accuses Zillow of gatekeeping home listings and of breaking federal antitrust laws." - Debra Kamin - New York Times

Personally - I think Compass will lose...convincingly. If broker choose to exclusively market listings to their broker network (effectively attempting to control both sides of the transaction) they are welcome to do so...but Zillow is a private company and can make their own rules. Although they are the dominant digital listing website, there are plenty of others and if representatives elect not to share their listing outside of a 'pocket' network - so be it, but don't argue that Zillow is being anti-trust...if anything I think Compass is..

If there is such an advantage to keeping the transaction 'in house' why are they upset when the listing is kept off of certain websites? Isn't that what Compass is doing to their competitors? Excluding non-Compass brokers (and their clients) from an equal opportunity of investing/purchasing? 

Pocket or whisper listings are legal but only advantageous for specific markets or properties, from my experience unless there is a privacy concern or other rationale - restricting public exposure of any listing rarely benefits the owner. 

What are your thoughts? How will this lawsuit play out? 

Post: ✅ BIG Beautiful STR Tax Loophole - 100% Bonus Depreciation is almost back

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553

Senate Republicans on Saturday narrowly voted to advance a sprawling 1,000-page bill to enact President Trump’s agenda, despite the opposition of several GOP lawmakers.

The vote was 51-49. The package is not law yet - but passage seems like a formality, as there has been no discussion or opposition to the reinstatement of 100% bonus depreciation aka the short term rental tax loophole. 

We anticipate an immediate increase in short term rental investment interest to close the summer and to accelerate into year's end. 

https://thehill.com/homenews/senate/5375328-trump-megabill-s...

Post: 🏆 For Ultra-Luxury STRs Wander.com Property Management is Exceptional

AJ Wong
Posted
  • Real Estate Broker
  • Oregon & California Coasts
  • Posts 696
  • Votes 553
Quote from @Andrew Steffens:

I have heard the name but not sure of their model.  I assume they are full service PM?  I wonder what they charge and what the homeowner experience is with them.


 They are. Generally 20-25% they are not for everyone or every property. Mainly wanted to point out for those that are eligible it's a viable nationwide option. They do an excellent job of marketing which for this caliber properties is seemingly increasingly important. Cheers.