What are the opening hours?

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

http://www.BeachDogRealEstateGroup.com/

Beach Dog Real Estate Group, Manzanita, OR (2026)

09/04/2026

Q3 isn't over... 🌊

But the trends are becoming very clear.

A lot of people are waiting until year-end to figure out what actually happened on this coast in 2026.

You don't need to wait that long. After watching this quarter unfold town by town, the patterns aren't subtle anymore — they're just scattered across five or six different market updates that most people never read side by side. Put them together, and here's what Q3 is actually telling us.

Cannon Beach: more transactions, not a collapsing market

The headline version of Cannon Beach — STR permits gutted, prices down 30%+ — isn't what the data shows. What's actually happening: the city's 165-license cap on 14-day STR permits is a fixed, structural constraint, not an annual rolling limit, and it's shaping who's buying. Meanwhile, sales volume is up meaningfully year over year — 48 homes sold this period versus 34 the year before — with the median price shifting because more lower-priced homes are transacting, not because every property lost a third of its value. This is a market getting more liquid, not less.

Gearhart: proof that regulation isn't automatically a headwind

Gearhart's outright STR ban continues to produce one of the strongest markets on the coast — homes moving in around 41 days, close to full asking price, sales volume up roughly 19% year over year. The pattern holding through Q3: removing investor-driven demand didn't remove demand. It replaced it with a steadier, lifestyle-driven buyer pool that isn't reacting to interest rates or rental platform news.

Pacific City: the capital migration is still accelerating

Investor money displaced from regulated zones further north continues concentrating here. New development is being absorbed quickly, without builder incentives, because demand is already doing the work. If Q2 was about capital finding this market, Q3 is about that capital settling in — permit-transferable inventory is getting harder to find, not easier.

Astoria: still the quiet one, and still the durable one

No dramatic headline here, and that's the point. Inbound relocation demand from California and Washington households — largely high-income, largely remote-work enabled — continues at a steady pace. This is the market least affected by anything happening in the STR-regulated towns further north, because it was never built on that thesis to begin with.

The trend underneath all four of these:

Regulation is producing four completely different outcomes depending on the town — a reckoning in one place, a strengthening in another, a redirect in a third, and irrelevance in a fourth
"Median price" numbers coming out of small markets need context before they mean anything — mix shift and true price decline look identical in a headline and very different in the data
The buyers active on this coast right now are more specific and more informed than they were two years ago — vague "the coast is a good investment" logic is increasingly being replaced by permit-by-permit, town-by-town due diligence
Here's the part worth sitting with as Q3 closes out: the owners and buyers doing best right now aren't the ones reacting fastest to headlines. They're the ones who figured out, early, which of these four stories actually applies to their specific property and situation — and built a strategy around that, not around the coast as a whole.

That gap is only going to matter more heading into Q4. The markets that are diverging now tend to keep diverging, not snap back together.

I built The 2026 Oregon Coast Second-Home Map — a free, town-by-town breakdown of exactly what's driving each of these markets, with the actual data and regulatory facts behind them.

🗺️ Grab your free copy here: https://ted-tanner.manus.space/

Where do you sit heading into Q4 — holding, buying, or still watching? Drop your town in the comments and I'll tell you honestly what the data shows for it.

07/31/2026

Investor money didn't disappear. 🌊

It simply moved.

A lot of people assume that when a market gets more heavily regulated, investor capital just exits the coast entirely.

It doesn't work that way. After watching enough of these cycles play out, a pattern becomes clear: capital doesn't leave a coastline it wants to be on. It relocates to wherever the rules still make the math work. And right now, that migration has a specific, traceable destination.

Where it's going: Pacific City

When Clatsop County tightened its short-term rental permitting — the 8% permit cap in unincorporated areas, no new permits in zones like Arch Cape and Cove Beach — a meaningful share of the investor capital that used to flow into those areas didn't sit on the sidelines. It moved south into Tillamook County, where the regulatory environment for STRs is still workable.

Pacific City is where that money has concentrated. New development there — communities like Nestucca Ridge and Pacific Seawatch — is being absorbed quickly, without much need for builder incentives, because demand is already doing the work on its own.

Why this matters right now

This is a different kind of demand than the lifestyle-driven buying happening in places like Gearhart or Astoria. This is capital that already understands the STR business model, has done it successfully elsewhere on the coast, and is specifically hunting for the next market where the entitlement to operate is still intact.

That distinction changes everything about how this market behaves:

These buyers aren't browsing listings casually — many work with STR-specialist brokers and monitor permit availability directly
They move fast once the right asset appears, because they know exactly what they're looking for
The single most important question for them isn't square footage or finishes — it's whether the property carries a viable, transferable STR entitlement
What this means depending on where you sit:

If you're selling in Pacific City: you're likely negotiating with a buyer who has already run the numbers on rental income before they ever toured the property. Permit status and revenue history matter more here than staging.

If you're an investor watching this trend: the window is open, but it's not indefinite. Absorption of new construction in Pacific City is happening at a pace that suggests the easiest entry points won't stay available forever.

If you own in a regulated zone further north: understanding where this capital went helps explain your own buyer pool — the investor who might have paid a premium for your property in 2021 is very likely now looking at Pacific City instead.

Here's the part that's easy to miss: this isn't really a story about Pacific City being "hot." It's a story about regulation acting as a redirect, not a shutoff valve. The capital is the same. The thesis — STR income on the Oregon Coast — is the same. Only the address changed.

That's the kind of shift that's easy to miss if you're only watching one town at a time, which is exactly why treating this coastline as five or six separate, connected stories matters more than watching any single headline.

I put together The 2026 Oregon Coast Second-Home Map — a free guide tracking exactly where capital and demand are moving across the coast right now, town by town.

🗺️ Grab your free copy here: https://ted-tanner.manus.space/

Want a neighborhood-specific market update? Drop your town in the comments or send me a message, and I'll tell you honestly what the data shows for it.

07/24/2026

Not every coastal market slowed down. 🌊

Gearhart didn't get the memo — and once you understand why, it stops looking like an exception and starts looking like a pattern.

A lot of people assume that stricter short-term rental rules automatically mean a softer market.

Gearhart is the clearest argument against that assumption anywhere on this coast. The town implemented an outright ban on short-term rentals via municipal ordinance — the strictest STR environment of any town in the area. And yet homes there are selling in around 41 days, close to full asking price, with steady price appreciation year over year. That's not a coincidence. It's a direct result of the ban, not something that happened despite it.

Here's the pattern that becomes clear once you look closely:

Removing the investor-buyer pool didn't remove demand from Gearhart. It just changed who's competing for the homes that come up for sale.

Investor and STR buyers, who were competing on projected rental income, are largely out of the equation
What's left is a buyer pool of primary-home owners and lifestyle buyers who are competing on livability, not yield
That's a fundamentally more stable foundation for a market — fewer buyers walking away when regulations shift, because the regulation was never part of their calculation to begin with
Why this matters right now

A market driven by people who want to live somewhere behaves very differently than a market driven by people trying to generate income from a property. Income-driven markets react sharply to policy changes, interest rates, and rental platform trends. Lifestyle-driven markets are slower to spook and slower to overheat — they just move steadily.

That shows up in the numbers. Sales volume in Gearhart has been climbing — homes sold there increased from 53 to 63 in a year, roughly a 19% jump, in a town that isn't getting any bigger. Limited, fixed geography plus a growing, stable buyer base is exactly the setup that keeps a market moving in one direction: up, slowly and durably.

What this means if you're thinking about buying or selling in Gearhart:

Don't wait for "a dip" the way you might in an investor-driven market — the buyer pool here isn't leaving because of a rate change or a slow news week
If you're selling, your buyer is choosing Gearhart specifically for the lifestyle it offers — lead with that, not with rental-income projections
If you're buying, understand you're competing against people who've already decided this is where they want to live, not people running spreadsheets — that changes how offers get made and won
But here's the part that's easy to miss: Gearhart isn't succeeding by accident, and it isn't succeeding despite its regulations. It's succeeding because the town made a clear choice about what kind of market it wanted to be, and the data backs up that the choice worked.

That's the piece most generic coastal market commentary skips entirely — treating every regulation as a headwind, when in Gearhart's case, it's functioned as a filter that strengthened the market underneath it.

I put together The 2026 Oregon Coast Second-Home Map — a free guide breaking down why towns like Gearhart, Cannon Beach, and Pacific City are moving in completely different directions right now, with the actual data behind each one.

🗺️ Grab your free copy here: https://ted-tanner.manus.space/

Want a neighborhood-specific market update? Drop your town in the comments or send me a message, and I'll tell you honestly what the data shows for it.

07/18/2026

The biggest risk for many Cannon Beach owners today isn't the market.

It's waiting for the market to become what it used to be. 🌊

That one sentence explains more about what's happening in Cannon Beach right now than any headline about STR caps or price drops. And if you own property there, it's worth sitting with for a minute — especially once you separate what's actually true from what's just gotten repeated enough to sound true.

A lot of owners assume the smart move is to hold until things "go back to normal."

It's an understandable instinct. But after watching enough of these situations play out, a pattern becomes clear: the owners who wait for the old rules to come back aren't preserving their position. They're slowly losing it. Here's why — with the actual numbers, not the version that's been circulating.

What actually changed with STR permits

A lot of owners believe new short-term rental permits are capped at 14 rental days a year. That's not quite right, and the distinction matters.

The 14-day permit allows one rental tenancy of up to 14 consecutive days at a time — and it renews annually, so it's not a hard 14-days-per-year ceiling. What's actually constraining new supply is the citywide cap: 165 total 14-day licenses, full stop. Once that cap is reached, new applicants go on a first-come, first-served waiting list, and a license only becomes available when an existing one is revoked or an owner exits the program.

That's a meaningfully different situation than "14 days a year." It's not that STR income has been made worthless — it's that the pool of licenses is fixed and finite, and getting one now largely depends on someone else's spot opening up.

What's actually happening to prices

Here's the part that gets misrepresented most often: the claim that Cannon Beach prices are down "14 to 35% year over year." Technically, if you only look at the median, that's almost true — but it tells the wrong story.

Pulling directly from RMLS (residential sales, houses and condos, excluding fractional ownership):

2024–2025: 34 homes sold, median price $1,272,500
2025–2026: 48 homes sold, median price $907,000
Run that as simple math and you get a 28.7% year-over-year decline — a $365,500 drop. Alarming, if that's all you look at.

But here's the interesting part: Cannon Beach is a small market. When only 34–48 homes sell in a given year, the median is extremely sensitive to which homes happen to sell — not a broad repricing of the whole town. What actually happened is that more homes sold this year, and the ones selling were lower-priced than last year's mix. That's a shift in transaction volume and buyer accessibility, not a 30% haircut on your specific property's value.

This is a carry-cost conversation, not a market-collapse conversation.

The real strategic question for owners isn't "how far down is the market." It's:

What does it cost to hold this property for another year, all-in?
What would this property actually net if sold today, given the real license and buyer landscape — not the misread version of it?
Is that gap growing or shrinking the longer this waits?
What this actually means for strategic timing:

The STR license constraint is structural (a fixed cap and waitlist), not a rolling annual limit — that changes how you evaluate a property's income potential
More transaction volume at accessible price points can mean a healthier, more liquid market for sellers — not a weaker one
Equity from 2020–2023 appreciation is, for many owners, still largely intact — small-market medians swinging on mix shouldn't be mistaken for that equity disappearing
If you're holding a Cannon Beach property and you've been going off headlines about a 14-day cap or a 35% crash — it's worth getting the actual numbers for your situation before deciding anything. The correct facts usually change the conversation.

I put together The 2026 Oregon Coast Second-Home Map — a free guide breaking down what's actually happening in Cannon Beach and the other coastal micro-markets, grounded in real ordinance language and MLS data, not secondhand summaries.

🗺️ Grab your free copy here: https://ted-tanner.manus.space/

Thinking about selling your second home? I'd be glad to run the actual carry-cost-versus-net-proceeds numbers for your specific property, using verified permit and sales data — no pressure, just clarity. Drop a comment or send a message, and let's look at it together.

07/10/2026

Welcome to the second half of 2026. 🌊

If you own property on the Oregon Coast, this isn't just another month on the calendar.

July marks the start of a new quarter — and some of the clearest market divergence we've seen in years. Not a slowdown. Not a boom. Something more interesting: three coastal markets, each demanding a completely different strategy, all happening at the same time, a few exits apart on Highway 101.

Here's why that matters more than most people realize.

Most owners assume the second half of the year means "wait and see."

That instinct makes sense if you think of the coast as one market catching its breath. But that's not what's happening. What's actually unfolding is three distinct markets, each moving on its own internal logic — and the strategy that works in one will actively work against you in another.

Let me walk you through it.

Market One: The Regulatory Reckoning

Cannon Beach and unincorporated Clatsop County are working through the consequences of policy changes that reshaped the ownership math for a lot of 2019–2022 buyers. New short-term rental permits capped at 14 days a year. Permit caps with no new allocations in some zones. The result isn't panic — it's recalculation. Owners who purchased with rental income built into their holding costs are now deciding whether to adjust, hold, or exit while equity from prior appreciation is still largely intact.

The strategy here isn't "wait for the rules to change back." It's understanding your specific carrying-cost math today, this quarter, against what the market is actually doing — not what it was doing in 2021.

Market Two: The Lifestyle Corridor

Gearhart and Astoria are telling a completely different story. Gearhart's outright rental ban didn't weaken its market — it filtered it, leaving a buyer pool that wants stability over yield, and homes are still moving in around 41 days near full asking price. Astoria is quietly absorbing a steady wave of relocation buyers from California and Washington who've already done months of research before they ever pick up the phone.

The strategy here is patience paired with precision. These aren't buyers you find with urgency-driven marketing. They're buyers you earn with clarity, consistency, and a market conversation that respects how deliberately they're thinking.

Market Three: The Capital Migration Zone

Pacific City and the towns absorbing displaced investor capital — Manzanita, Warrenton — are operating on pure demand economics. When money gets regulated out of one market, it doesn't evaporate. It relocates to wherever the environment still works. New development in these areas is being absorbed quickly, often without the incentives builders usually need to offer.

The strategy here is speed and permit clarity — for buyers, knowing exactly what's transferable and available; for sellers, understanding that a well-positioned listing in an absorbing market doesn't need to compete on price, only on being findable.

Three markets. Three strategies. One conclusion:

Generic advice no longer works on this coast.

A carrying-cost conversation that makes sense in Cannon Beach is irrelevant in Pacific City
A patience-based buyer strategy that wins in Astoria will lose you a deal in a fast-absorbing market
Treating "the Oregon Coast" as a single sentence in a market update is how good decisions go quietly wrong
A few questions worth asking yourself this quarter, wherever your property sits:

Am I making a decision based on what this market is actually doing right now — or what the whole coast is doing in the headlines?
If I'm holding, does my strategy still match the market I'm actually in, or the one I bought into?
If I'm buying, do I understand what kind of market I'm stepping into — regulatory, lifestyle, or capital-driven — and is my approach built for that one specifically?
None of these have a one-size answer. That's the entire point of a coastline with three markets running at once.

And here's the part that's easy to miss: the owners who do best over the next two quarters won't be the ones who moved fastest. They'll be the ones who understood which of these three stories they were actually standing inside of — and built a strategy around that, not around general market noise.

That's exactly the breakdown I built into The 2026 Oregon Coast Second-Home Map — a free guide walking through each micro-market from Astoria to Pacific City, what's actually driving it, and where the strategic entry and exit points sit right now.

🗺️ Grab your free copy here: https://ted-tanner.manus.space/

If you own property on this coast, I'd like to know — which of these three markets are you standing in right now, and does your current strategy still fit it? Drop your town in the comments, and I'll tell you honestly what the data says.

Let's talk strategy. 📍

07/08/2026

🐸 Got a serious case of the "Yeah, But..."?

"I'd LOVE to own a home on the Oregon Coast...

Yeah, but... I can't afford it.

Yeah, but... I don't have a down payment.

Yeah, but... my credit probably isn't good enough.

Yeah, but... interest rates are too high.

If that sounds familiar, you might be surprised by what's actually possible.

Many buyers don't realize there are loan programs that allow qualified buyers to purchase with little or even no down payment. Others assume they need far more money or a much higher income than they actually do.

That's why my lender partner, Greg Long, is hosting a free online homebuyer class on Monday, July 27 at 6:00 PM.

In about 45 minutes, you'll learn:
✅ Zero-down financing options that may be available
✅ What lenders are really looking for
✅ Common myths that keep people renting
✅ The first steps toward homeownership

Whether you're thinking about buying on the Oregon Coast or anywhere in Oregon, this class could save you months—or even years—of waiting.

Register here:
👉 https://www.eventcreate.com/e/zerodownpurchase

Know someone who's always saying "Yeah, but..."? Tag them below or share this post with them!

04/10/2026

If you own property on the Oregon Coast right now, the rules just changed.

Not in a temporary, "let's wait and see" kind of way.

Structurally. Permanently.

And if you're still thinking about your coastal property the way you did three years ago — or even one year ago — you're operating with outdated information that could cost you real money.

Let me walk you through what's actually shifted, why it matters, and what it means depending on where your property sits between Astoria and Pacific City.

This Isn't a Market Cycle — It's a Market Reset

Here's what most coastal homeowners are missing:

The changes happening right now aren't about interest rates or seasonal demand or a cooling market that'll heat back up in 18 months.

This is a structural reset driven by regulatory policy, insurance realities, and a permanent reordering of what coastal property ownership actually costs.

Three years ago, you could buy a home in Cannon Beach, run it as a short-term rental for $50,000–$70,000 a year in gross income, and the property essentially paid for itself while appreciating.

That model is gone.

Clatsop County capped vacation rentals at 8% in unincorporated areas. Cannon Beach limited new STR permits to 14 days per year. Gearhart banned new permits entirely and made existing ones non-transferable.

The income model that justified the purchase for thousands of coastal homeowners — it no longer exists.

At the same time, flood insurance premiums have jumped 20–40% in coastal zones. Homeowners insurance has climbed. Transient room taxes have increased.

So the revenue went down — and the costs went up.

If your financial model for owning coastal property was built on assumptions from 2021 or 2022, that model is broken now.

And pretending it's not won't make it work again.

How This Affects You Depends on Where You Own

This reset isn't hitting every coastal town the same way.

Some markets are absorbing it and staying strong. Others are correcting hard. And a few are being completely redefined.

Here's what's happening in each community — and what it means if you own there:

Cannon Beach

What changed:
New STR permits are functionally worthless (14-day annual limit). Median prices down 14.4% year-over-year. Days on market stretching past 90 days for overpriced listings.

What it means for you:
If you own in Cannon Beach and your holding strategy was built on STR income or appreciation momentum, you're sitting in the most disrupted market on the coast.

The buyers who drove prices up — investors chasing rental yield — are gone. They've moved south to Pacific City or exited the coast entirely.

What's left is a much smaller pool of lifestyle buyers who want Cannon Beach for personal use and aren't income-dependent.

If your property is priced like it's still 2022, you're going to sit. If it's updated, well-positioned, and priced for the current buyer pool, you can still move it — but you need to be realistic about what that number is.

The play: Get a current valuation. Understand what your equity position actually is today — not what it was at peak. Then decide if holding and hoping makes sense, or if harvesting equity now is the smarter move.

Gearhart

What changed:
STR permits banned for new buyers and non-transferable for existing owners. Yet somehow, Gearhart is up 10.4% year-over-year and homes are selling in 41 days at 99.7% of asking.

What it means for you:
Gearhart did something counterintuitive: it eliminated the speculative investor buyer — and the market got stronger.

Why? Because the STR ban attracted a more stable, long-term buyer base. Families. Full-time residents. People buying for lifestyle, not yield.

If you own in Gearhart, you're in the strongest micro-market on the North Coast right now.

The play: If you've been thinking about cashing out and downsizing or relocating, this is your window. You have leverage, speed, and buyer demand that most coastal markets don't. Don't assume it lasts forever.

Seaside

What changed:
Caught between Cannon Beach's collapse and Gearhart's strength. Inventory elevated. Days on market stretching. Buyers expecting concessions.

What it means for you:
Seaside is in the middle — which means it's vulnerable to both seller fatigue and buyer hesitation.

If you own here and you've been thinking about selling, don't wait for strength to return. It's a negotiation market now. Price smart, prepare well, and be ready to work with buyers who have options.

The play: Understand that you're not in a seller's market anymore. If your listing sits for 60+ days, it's not bad luck — it's bad positioning. Get aggressive on price or presentation, or both.

Manzanita

What changed:
STR permits restricted, but the lifestyle buyer pool stayed strong. Homes still moving in 36 days. Compete score still high.

What it means for you:
Manzanita is holding because it attracts buyers who don't care about STR income. They want the village feel, the quiet, the low-key coastal vibe.

But "holding strong" doesn't mean "automatic." Overpriced listings still sit. Homes that need work still struggle.

The play: If you're selling, don't assume the market will do the work for you. Price right, present well, and position the property for the buyer who values Manzanita's character — not the buyer chasing rental income.

Warrenton

What changed:
Fort Point development bringing 200+ units of workforce housing. The Roosevelt adding more inventory in the $400K–$500K range.

What it means for you:
If you own existing inventory in Warrenton, new construction isn't your enemy — it's proof that your town is being recognized as a growth market.

But you need to understand that buyers now have a choice: your existing home or a brand-new build.

Your advantage? Larger lots, established neighborhoods, character. But only if your home is priced and presented to compete.

The play: Don't assume new construction will hurt your value. In most cases, it raises the floor. But make sure your home doesn't feel dated or neglected compared to what's coming online.

Pacific City

What changed:
Displaced investor capital flooding in from Clatsop County. Days on market down 28%. Prices up. New developments actively selling.

What it means for you:
If you own in Pacific City, you're sitting in the one market on the coast that's absorbing growth instead of correcting.

Investors who can't deploy capital in Cannon Beach or Gearhart are coming here. STR rules are still favorable. Demand is outpacing supply.

The play: If you've been thinking about selling, this is a strong exit window. If you're holding long-term, you're in the right place — just don't overpay for additional inventory assuming this momentum is permanent.

What This Means for Every Coastal Homeowner

Here's the part that applies no matter where you own:

The old playbook doesn't work anymore.

You can't assume appreciation will bail you out.
You can't assume STR income will cover your costs.
You can't assume the market will be the same in 12 months as it is today.

If you're holding a coastal property because "it's always been a good investment," you need to re-run that analysis with current data.

If you're thinking about selling but you're waiting for "the right time," you need to understand that the right time might be now — before more inventory hits, before more regulations tighten, before buyer demand shifts further.

And if you're thinking about buying on the coast, you need to understand which markets are structurally sound and which ones are still searching for a bottom.

The Questions You Should Be Asking Right Now

If you own property on the Oregon Coast, here's what I'd want you to think through:

Does your financial model still work with current STR regulations and insurance costs?
Run the real numbers. Not the numbers from when you bought. The numbers from today.

What's your equity position — and is it growing or eroding?
If you're in a correcting market and you're not using the property much, every month you hold might be costing you equity.

Are you holding because the property serves your life — or because you're avoiding a decision?
There's a difference. And only one of those is a good reason to stay.

If you're planning to sell in the next 2–5 years anyway, does waiting make strategic sense?
Sometimes the best move is the one you make before you have to.

What Smart Coastal Homeowners Are Doing Right Now

The people who are navigating this reset well aren't panicking. But they're also not ignoring it.

They're getting updated valuations. They're understanding their equity positions. They're running the numbers on what holding costs versus what selling could unlock.

They're making decisions based on current market structure — not outdated assumptions.

And they're working with people who understand that the Oregon Coast isn't one market anymore. It's a dozen micro-markets, each responding to these shifts differently.

The rules changed. The question is whether you're adjusting your strategy to match — or whether you're still operating like it's 2022.

If you own property on the Oregon Coast — how are you thinking about these changes? Are you adjusting your strategy, holding steady, or still figuring it out? Curious where people are landing.

If you know someone who owns coastal property and hasn't thought through how these shifts affect them, send them this. Might be the reality check they need.

If you want to talk through your specific situation and get a clear read on where you actually stand, send me a DM. Happy to walk through your situation.

Beach Dog Real Estate Group

09/04/2026

07/31/2026

07/24/2026

07/18/2026

07/10/2026

07/08/2026

04/10/2026

Address

Opening Hours

Telephone

Website

Alerts

Shortcuts

Share

Listing takedown request

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