This week we're wrapping up our discussion on resale value and things that you should consider when buying a new home in Las Cruces, NM. First we examined views and lots. Then last week we looked at size, bedrooms and bathrooms, closets, garages and laundry rooms. Here are the final three things that we encourage your to consider when thinking about the future resale value of your new home.

The Kitchen

Family activity centers around the kitchen, so this is the most important room of the house. Larger kitchens are better, and they should be provided with modern appliances. Obviously, the dining room and breakfast nook should be located adjacent to the kitchen. In newer houses, the family room should also be extremely close to the kitchen.

There should be easy access to the back yard, as there will be occasions for barbecues and outdoor entertaining. In addition, it should be a short trek between the garage to the kitchen so hauling groceries in from the car does not become a horrendous chore.

Fireplaces

The only room where you absolutely have to have a fireplace is the family room. A fireplace in the living room may be nice, but you pay extra for it and will probably rarely use it. At best, it serves as a focal point of the living room, but does not add much in real value.

Swimming Pools

Swimming pools do not provide as much added value as they once did. Safety issues about families with younger children have become more publicized than in the past, so families with small children tend to avoid homes with pools. As a result, having a pool may actually reduce the number of potential homebuyers when you try to resell the home.

Buy a home with a pool for your own enjoyment, not as an investment.

Since we are on the subject of swimming pools, here is a word of advice: If you want a pool, buy a home that already has a pool. Paying a contractor to install one for you is like throwing money away. You will never get a dollar-for-dollar return on your investment.

This wraps up our seriese on factors to consider when thinking about future resale value. Let us know if we missed something or if you disagree with any of the points we made. 

Last week we talked about how your view, lot and landscaping affect the resale value of your Las Cruces home. This week we pick up the conversation with 3 more things that you should consider when buying a new home.

House Size

In each residential neighborhood, houses will vary in size and rooms, but they should not be too different. If resale value is an important consideration, you should not buy the largest model in the neighborhood. When determining market value, the homes nearest to yours are most important. If most of the nearby houses are smaller than your house, they can act as a drag on appreciation.

On the other hand, if you buy a small or medium house for the neighborhood, the larger homes can help pull up your value. This is one of those times where determining your "wants" versus your "needs" can be extremely important. Buying what you need in a more prestigious neighborhood may provide more financial reward than getting what you want in a less desirable neighborhood.

Bedrooms and Bathrooms

Three and four bedroom houses are the most popular among homebuyers, so if you can stick in that range you will have more potential buyers when it comes time to resell. Five is okay, too, as long as you do not have to pay too much extra for the additional bedroom.

There should always be at least two bathrooms in a house, preferably at least two and a half. One bathroom with a place to wash up for day-to-day visitors, one for the master bedroom, and at least one to be shared by the other bedrooms.

Closets, Garages, and Laundry

Walk-in closets are extremely desirable for the master bedroom. For the rest of the house, just be sure there is plenty of closet space. Don't forget space for linens and towels.

Garages add to the resale value and you should always make sure to get at least a two-car garage. Lately, three-car garages have become desirable in some areas of the country.

The laundry facilities should be located somewhere convenient on the main floor of the house, but not in a place it will create an eyesore. Think about whether you want to walk up and down stairs when carrying loads of laundry.

What did we miss? Are there other things that you think impact the value of your home at resale? Tell us below. 

When you live in Las Cruces you have access to so much. One of our favorite areas is the Gila Wilderness where you find the Gila Cliff Dwellings. 

About 700 years ago the Mogollon (muguhYON) people lived in the cliffs high above the Gila River. They hunted and fished, grew corn, beans, and squash. They used native yucca for food, sandal material, needles and even soap and shampoo.

The dwellings that remain are within the rugged Gila National Wilderness, the first wilderness area established by the US Government. The national park is only 43 miles from Silver City, but takes about two hours to drive because the road winds through spectacular scenery.

Once you make the drive to the Cliff Dwellings, you can stop at the Visitors' Center or proceed to the parking lot at the trailhead. Looking up over your shoulder, you'll get your first glimpse of the magnificent cliffs with the dwellings sitting there reflecting the sun. A rocky one-mile trail rises about 180 feet amid ponderosa pines, cactus, pion, junipers and Douglas fir. It crosses a series of footbridges and is reinforced by log steps in some areas. The trail is not wheelchair or stroller-accessible.

Take a walking stick. Especially if you're not a seasoned hiker, you'll appreciate it on the steep part of the trail and on the smooth but uneven rocks near the dwellings themselves. The hike is not particularly strenuous and benches are available in case you do tire. Try to arrange your trip to the ruins when guides are available, twice a day. They will greatly enhance your experience with the information they can provide about the dwellings and the people who lived there. A guided-trail booklet is also available.

Now the best part. The dwellings were excavated and stabilized in a series of projects beginning in 1907 and you can actually enter some of the 40 rooms the Mogollon built out of a series of caves. Stroll through the same rooms they used for cooking, sleeping, worshipping and working. Then return to the Visitors' Center for books and photos to remember this very special place.
Actual hours vary depending on the season. Wear sturdy clothing and bring water. There is a nominal entrance fee.

When you buy your next home in Las Cruces you should put a lot of thought into it. Don't just think about your needs and desires, think about what's going to happen when you try to sell it in the future.

Here are 2 things to consider when thinking about your resale value.

Buying a Home With a View May Not be Worth the Price

Homes with a pleasant view of the horizon often sell at a premium above similar homes without the view. However, if a view is important to you, buy it mostly for your own pleasure and not as an investment. Though you may place a considerable dollar value on the view, future buyers may not be so like-minded. It may take you longer to find a buyer when it comes time to resell the house. Or you may end up dropping your price to more nearly match other sales prices in the neighborhood.

In short, if you are buying a house with a view, try to pay as little extra as possible. Otherwise, you might not get your money back.

Lot and Landscaping Matter

Even though most real estate value is usually concentrated in the building, the lot is important, too. Obviously, it should be as level as possible. Assuming the property is in a typical neighborhood, the lot should be rectangular - no odd shaped lots or oddly situated lots.
Yard sizes are smaller in modern homes than in older homes, but there should still be a decently sized front and back yard. Do not buy a house where the entire back yard is taken up by a swimming pool, for example.

Do not purchase an over-landscaped property, either. You would normally pay a premium for that, which you may not be able to recover when you sell. You will get your best value if the house is moderately landscaped or under-landscaped for the area. You can always improve the landscaping during your ownership by improving the grass and adding bushes and trees. Just do not spend too much.

Next week we'll take a look at a few other things that affect resale value. Is there anything in particular that you'd like us to look at? Leave a comment below. 

There are so many different types of lighting to choose for your Las Cruces home these days, it is easy to get overwhelmed.

Probably the most important thing to do when choosing new light fixtures is to determine what you are going to use the lighting for. Is this lighting you are going to read or work under? Are you looking for a spotlight for a piece of art or the perfect task light for your kitchen?

Knowing what you want to use the light for will make it much easier to decide what kind of light you need.

Ceiling lights are the most common lighting in living rooms, dining rooms and bedrooms. A ceiling fan adds both light and air circulation, which is often a good idea.

Track lights give more of a spotlight look and focus light on a particular part of a room. They're popular above fireplaces or as a spotlight on artwork, and are also available in flexible tracks.

Fluorescent lights are popular in kitchens, garages and other work spaces because they add a lot of light without a lot of heat or using a lot of energy.
Lamps, either floor or table varieties, can add a concentrated beam of light where you need it, such as next to your favorite reading chair.

Choosing New Lighting

Picking new light fixtures is a balance between what kind of light you need and what your style is in the particular room. The good news is there are many, many different designs for all of these lighting types, so you should easily be able to find a style that suits your needs and your budget. Shopping for light fixtures can be a lot of fun, because there is such variety and the fixture you pick will help set the tone for the room you are lighting.

Installing Lighting

If you are replacing an existing light fixture, installing ceiling-mounted light fixtures is not that difficult, but take care if you are installing a completely new fixture. You'll have to measure correctly so that you cut your hole in the ceiling in the right place, and you also need to know what you're doing with the electricity so you don't hurt yourself.

Installing light fixtures is a fine project for do-it-yourselfers as long as you have some experience with electricity and know the proper safety precautions.

For most people, changing employers will not really affect your ability to qualify for a mortgage loan. However, for some home buyers the effects of changing jobs can be disastrous to your loan application.

We were reminded of this a few weeks ago when we worked with a gentleman who just relocated to Las Cruces, NM for a new, and better paying job in a new industry. Unfortunately, part of his new income is based on commission.

Commissioned Employees

If a substantial portion of your income is derived from commissions, you should not change jobs before buying a home. This has to do with how mortgage lenders calculate your income. They average your commissions over the last two years.

Changing employers creates an uncertainty about your future earnings from commissions. There is no track record from which to produce an average. Even if you are selling the same type of product with essentially the same commission structure, the underwriter cannot be certain that past earnings will accurately reflect future earnings.

Here are a few other scenarios where changing jobs would negatively impact your ability to buy a home.

Bonuses

If a substantial portion of your income on the new job will come from bonuses, you may want to consider delaying an employment change. Mortgage lenders will rarely consider future bonuses as income unless you have been on the same job for two years and have a track record of receiving those bonuses. Then they will average your bonuses over the last two years in calculating your income.

Changing employers means that you do not have the two-year track record necessary to count bonuses as income.

Part-Time Employees

If you earn an hourly income but rarely work forty hours a week, you should not change jobs. There would be no way to tell how many hours you will work each week on the new job, so no way to accurately calculate your income. If you remain on the old job, the lender can just average your earnings.

Over-Time

Since all employers award overtime hours differently, your overtime income cannot be determined if you change jobs. If you stay on your present job, your lender will give you credit for overtime income. They will determine your overtime earnings over the last two years, then calculate a monthly average.

Self-Employment

If you are considering a change to self-employment before buying a new home, don't do it. Buy the home first.

Lenders like to see a two-year track record of self-employment income when approving a loan. Plus, self-employed individuals tend to include a lot of expenses on the Schedule C of their tax returns, especially in the early years of self-employment. While this minimizes your tax obligation to the IRS, it also minimizes your income to qualify for a home loan.

If you are considering changing your business from a sole proprietorship to a partnership or corporation, you should also delay that until you purchase your new home.

However, there are many times that changing jobs won't negatively affect your ability to buy a new home in Las Cruces.

Salaried Employees

If you are a salaried employee who does not earn additional income from commissions, bonuses, or over-time, switching employers should not create a problem. Just make sure to remain in the same line of work. Hopefully, you will be earning a higher salary, which will help you better qualify for a mortgage.

Hourly Employees

If your income is based on hourly wages and you work a straight forty hours a week without over-time, changing jobs should not create any problems.

Closet doors don't have to be bland or blah. You can make every closet door a work of art.

Closets are necessary in every home, but in addition to being functional they can also be beautiful, relaxing, and stylish. Here are few of our favorite ideas that we've seen in Las Cruces homes:

Classic bifold closet doors with a venetian blind design are popular, but if you'd prefer something more distinctive you can easily change or modify your closet doors to match your style.

Mirrored closet doors make a small room seem spacious and grand, and they make it brighter by reflecting any natural and artificial light. For the most dramatic effect, choose floor-to-ceiling mirrored doors.

Spice up plain closet door panels with different colors and textures. Multiple sliding panels also make closet space more accessible than fewer, larger panels.

Closet doors inspired by the simple geometric lines of Asian architecture are popular styles for all closet sizes. These sliding panels are easy to install and are available in different finishes, including both light and dark shades.

Personalize your closet doors by adding your favorite color. While paint is the easiest way to color up a door, adding tinted glass is a more elegant and stylish option. Other ways include adding picture frames, colored panels, fabric covered panels, or stencils.

Add character to your closet by choosing coordinating doors that match the architecture and design of the room and windows. Leaving space at the top of the closet or wardrobe is a great way to display books, baskets, plants, or other decorative items.

Hide an unattractive closet door with a heavy drape or curtain. This will add softness to the room and a curtain is easy to change when you redecorate.

See-thru panels on closet doors are a popular style option that will add light and texture to the closet. If your closet is perpetually messy, however, you may prefer darker tinted panels that don't reveal your wardrobe secrets.

If you like the look of mirrored closet doors but don't want oversized mirrors, choose more discreet designs that border the mirror with different colors or textures. This gives you the practicality of a mirror while still having space for additional design and personalization.

Instead of a bland closet door, consider a heavy antique wooden door. This adds immediate bold character to your closet without needing additional decorations.

Make the most of your closet space by using over-the-door organizational tools. Shoe racks, hooks, hat racks, bars, and hanging shelves are all available for different sizes of closet doors.

Have you ever done anything special with your closet doors? Share your tips and ideas below. 

If you are thinking about buying a new house you need to think carefully about big purchases, like buying a new car.

We worked with a very nice couple this weekend who are ready to buy a house in Las Cruces. They were upset because they didn't qualify for as much as they thought they could afford. It turns out that two months ago they bought a new car. The wife had just received a huge raise at her job, and they started upgrading their lifestyle. First they bought her a new car (and she deserved it). Then they started thinking about moving into a new house.

Now they know that they had their priorities wrong.

When you consider buying a home, the first thing you must consider is, can you afford to buy the home that you want?

The price of the home that you can afford to buy is the amount that your lender says you are "qualified to borrow," plus the amount of your down payment. In today's environment, Affordability and Loan Qualification are based strictly on your income and your expenses.

The lender calculates the percentage of your total gross monthly of income (before taxes) vs. the amount of total recurring monthly expenses (your debts). Most lenders today will loan amount of money that will produce a total monthly debt that is about 36%  of your monthly gross income. Remember the total debt is your new monthly mortgage expense ( principal, interest, taxes, insurance), plus all recurring monthly expenses (student loans, credit cards, and any other payments... like that new car)

Here is the car / any other major expense problem. Suppose you earn $3000 a month and you have an existing car payment of $300. If you buy a new car and that payment goes up to, say $400 then your debt-to-income ratio just increased significantly and the amount of mortgage you qualify for is reduced. Think ahead, if a new home is in your plans, buy the home first, and then consider other major purchases.

Since understanding all the steps involved in the Home Buying Process and Home financing process are crucial, we have created a website dedicated to this: BuyingAHomeInLasCruces.com with extensive information and resources. In addition you will find our Step by Step Guides to Home Buying and Home Financing. The first chapter in both guides deals with whether you can afford to buy a home, and how much you can afford, and you will find a great Affordability Calculator in our resources section. (Learn what you can qualify for. See what your mortgage payment would be. Change down payments and debts, and see what happens to how much you can qualify for.)

We are looking forward to hearing from you. We’d love the chance to assist you with buying a home in Las Cruces. In the meanwhile, use all of our resources linked above independently without hassle, and whenever you want any information or assistance  Contact us.

Next time we'll pick up this conversation and talk about more things that you want to avoid if you are thinking about buying a new home.

We find over and over that people tend to put off home repairs until right before they put their home for sale on the market. One of the most common repairs is due to water damage. Here are some helpful tips if you floor has been damaged by water.

Vinyl Tiles

Linoleum or vinyl tiles are some of the least expensive flooring solutions available and because they are among the easiest types of flooring to clean and maintain, they
are commonly found in bathrooms and kitchens. However, being used in wet locations such as these also increases the risk of the tiles suffering from water damage, especially if the water is not soaked up immediately.

One of the advantages of linoleum and vinyl tiles is the ability to replace the tile or tiles that are exhibiting damage; there's no need to tear up the entire floor.

Start by scoring the damaged tile with a utility knife or vinyl tile cutter. Use a scraper to get underneath one side of the tile and start prying it up. If the tile breaks, don't worry about it. Once you get the affected tiles out, scrape all the old adhesive off the floor and clean out all of the debris. Wash the floor down with warm, soapy water and a clean sponge. Let the floor try completely and double check for adhesive or debris.

Depending on the type of tile (self-adhesive or glue-down) you have, install it as directed. Use a roller to ensure the tile makes a good bond with the floor. If you are installing a glue-down tile, clean the edges of the tile, wiping up any adhesive that came through the seams.

Wood Floors

Face it, water and hard wood flooring don't mix. Over time, water can produce unsightly black or white stains on the floor. Here's how to fix water damage on a floor laid with real wood planks.

Use painters tape to outline the affected area. Remove the top layer of wax using steel wool, then change over to 80- or 60-grit sandpaper to remove the surface finish, gradually changing grits until you reach 100-grit paper. Sand the wood all the way up to the edges of the tape and clean up the debris when done.

Take one cup of hot water, add oxalic acid crystals (available from your local hardware store) and stir until the crystals dissolve. Continue adding crystals until they no longer dissolve. Apply the solution to the affected area and allow it to dry. Once dry, wipe up the crystals and apply another coat of the solution. Continue this process until the stain is completely gone. Follow the instructions and safety information on the bottle of oxalic acid crystals. Wear protective gloves and eyewear when using this product.

Stain and seal the affected area so it matches the color of the flooring around it.

Laminated flooring

Laminated flooring comes packaged with claims that it is water resistant, but don't let that fool you; if water sits on the flooring long enough, it will buckle. The biggest problem with repairing a laminated floorboard is getting it out. The boards are locked together in a tongue and groove fashion; in order to replace the area that's buckling, the floor needs to be pulled up from the nearest wall to the affected area.

Remove the quarter-round trim along the perimeter of the wall nearest the buckled area of flooring. Using a small pry bar will help make this an easier process. Since laminated floors are "floating" they do not get installed flush to the wall; there should be a small gap between the plank and the wall. Pull up the planks until you reach the affected area and clear away any water damaged planks. Make absolutely sure that there is no residual water left on the floor or under the foam sheet. If water
is present, place a dehumidifier near the area and allow it to fully dry before you lay the replacement planks.

Install the replacement planks and return the original, unaffected planks back to their spots in the installation sequence. Re-install the quarter-round trim and the job is complete.

This week in Las Cruces we're making plans for the upcoming theatrr season, and if you love the theatre as much as we do you should join us. But let me warn you, it will take some time because this season is packed with exciting shows.

Here's a break-down of the 2011-2012 season by theatre according to a recent article by S. Derrickson Moore in the Las Cruces Sun News:

American Southwest Theatre Company at NMSU

Where: Hershel Zohn Theatre, NMSU campus
How much: $15, $13 seniors 65 and up, NMSU faculty/staff, $10 NMSU students, $5 high school students
Info: (575) 646-4515, theatre.nmsu.edu/astc/. For season tickets: www.ticketmaster.com 

"Miss Julie," by August Strindberg, Sept. 23 to Oct. 9. Miss Julie, mistress of a country manor, struggles against the restlessness of her social station and her burgeoning passions.

"hard 2 spel dad," by Linda Daugherty and Mary Rohde Scudday, Oct. 21 and 22. Pamela and Zac navigate their way through the challenges and struggles of growing up with dyslexia.

"Once in a Lifetime," by Moss Hart and George S. Kaufman, Nov. 18 to Dec. 4. Three vaudevillians head to California to conquer Hollywood's newest advancement: talking pictures.

"Brighton Beach Memoirs," by Neil Simon, Feb. 24 to March 11. It's 1937 and 14-year-old Eugene Morris Jerome must face a demanding mother, liver for dinner, a house over-filled with relatives, and puberty.

"SHOUT! The Mod Musical," by Phillip George, David Lowenstein, and Peter Charles Morris, April 20 to May 6. Flipping through the years like a musical magazine of the '60s, this smashing revue tracks five groovy gals as they come of age during those liberating days that made England swing.

Plus: Benefits and special events:

"DIVAS!" 7:30 p.m. Aug. 20. The musical cabaret features Della Bustamante (Country Diva), Thea Cordova (Opera Diva), Carrie Klofach (Comic Diva), Janet Mazdra (Belter Diva) and Megan McQueen (Sassy Diva).

Rocky Horror Picture Show screening, 8 p.m. Aug. 26, $6, prop bags available for $4.
Mardi Gras, 7 to 11 p.m. Feb. 18, New Mexico Farm and Ranch Heritage Museum.

Las Cruces Community Theatre

Where: Las Cruces Community Theatre, 313 N. Downtown Mall
How much: $10 adults, $9 students, seniors & military, $8 each for groups of ten or more, $7 kids 6 and under. Season tickets: $50, Senior/Student/Military: $45
Info: (575) 523-1200, www.lcctnm.org

"Plaza Suite" by Neil Simon, Aug. 26 to Sept. 11, directed by Les Boyse. Three short plays tell the adventures of three couples successively occupying the same suite at the Plaza Hotel.

"A Thousand Clowns," by Herb Gardner, directed by Marcus Vickers, Oct. 14 to 30. Unconventional Murray, uncle and custodian of precocious nephew Nick, is tired of writing cheap comedy gags for Chipper the Chipmunk, a children's TV star. Murray finds himself unemployed. Lectured by his conventional brother and hounded by "the system," Murray is paid a visit by bickering, uptight social workers, and finds himself solving their problems as well as most of his own.

"Nuncrackers," musical by Dan Goggin, directed by Art Haggerton, Dec. 2 to 18. The Little Sisters of Hoboken are back, bringing us their annual Christmas pageant - and this year, it's being televised live from the basement of Mount St. Helen's Convent. The highlight of the pageant will be an original ballet based on The Nutcracker, along with a "Secret Santa" drawing by Sister Amnesia.

"Shadowlands," by William Nicholson, directed by Patrick Payne, Feb. 3 to 19. Famed author C.S. Lewis meets his American fan, Joy Gresham, whom he befriends and eventually marries. The story also deals with his struggle with personal pain and grief: Lewis preaches that one should endure suffering with patience but finds that the simple answers he had preached no longer apply when Joy suffers from cancer.

One-Act Play Festival, March 8 to 11. LCCT's annual one-act festival provides opportunities for new directors, new actors, and new works.

"Belles," by Dan Thornton, directed by Gail Wheeler, April 13 to 29. An intriguing play "in 2 acts and 45 phone calls" chronicles vivid characters and conflicts in the phone calls among the six Walker sisters who hail from Memphis, but now are scattered all over the country. Only Peggy still lives in Memphis, where she cares for Mama. When the play begins, Peggy is phoning her sisters to tell them that Mama is in the hospital.

"Piecemeal," musical by Howard Odentz, directed by Autumn Gieb, June 1 to 17. Described by critics as "imaginative, dark and funny," this musical comedy takes a new look at Mary Shelley's classic novel about the events leading to the creation of the Frankenstein monster. Igor, the hunchbacked son of the local undertaker, who yearns to be a doctor, crosses paths with Victor Frankenstein, who is expected to uphold family tradition and attend medical school, but would prefer to pursue a career in fashion. The two swap identities to get what they want, and complications ensue.

Black Box Theatre/No Strings Theatre Company

Where: Black Box Theatre, Downtown Mall
When: 8 p.m. Fridays, Saturdays, 2:30 p.m. Sundays
How much: $10 regular and $9 students and seniors (over 65). Preferred Patron Package season ticket: $50 and $45. Info and reservations: (575) 523-1223,

no-strings.org

"The Iris Incident," by Amy Lanasa, directed by Mark Medoff, weekends Aug. 21 through 28.

"The 39 Steps," adapted by Patrick Barlow, from the novel by John Buchan, the movie by Alfred Hitchcock and an original concept by Simon Corble and Nobby Dimon, directed by Ceil Herman, Sept. 16 to Oct. 2. New York Times critic Ben Brantley called the play, "Absurdly enjoyable! This gleefully theatrical riff on Hitchcock's film is fast and frothy, performed by a cast of four that seems like a cast of thousands."

"Wait Until Dark," by Fredrick Knott, directed by Karen Caroe, Oct. 28 to Nov. 13. This masterfully constructed thriller moves from one moment of suspense to another as it builds toward an electrifying, breath-stopping final scene.

"Private Fears in Public Places," by Alan Ayckbourn, directed by Ceil Herman, Dec. 2 to 18. Six people with six very separate lives are strangely linked by circumstance. Does Nicola still love Dan? Can Stewart be on the verge of an office romance? Will Imogen ever find true love? Does Ambrose have a secret life? And what on earth is Charlotte up to?

"The Sisters Rosensweig," by Wendy Wasserstein, directed by Nikka Ziemer, Jan. 20 to Feb. 5. "A captivating portrait of three disparate sisters reuniting after a lengthy separation and coming to terms with their differences, respect and love for one another. The laughter is all but continuous." -The New Yorker

"Becky's New Car" by Steven Dietz, directed by Ceil Herman, March 9 to 25. Have you ever been tempted to flee your own life? This play, according to Variety, "takes the audience on a smart, comic cruise through the perils of middle-aged longing and regret."

"Tick, Tick Boom!," book, music and lyrics by Jonathan Larson, directed by Dale Pawley, May 4 to 20. A musical look at the courage it takes to follow your dreams, "Tick, Tick Boom!" is Jonathan Larson's autobiographical tale of a young composer on the brink of turning 30 and falling into oblivion.

In addition to all these shows, the 2011 White Sands International Film Festival is scheduled for August 25 - 28. Stay tuned for more information.