Northern Utah Residential, Vacation and Investment Real Estate Market Updates

$379,000 Log Cabin on 63 Acres in Legacy Ranch, Monte Cristo

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sat, 31 Oct 2009 21:03:33 -0500

Beautiful 3 bedroom log cabin with two car garage on 63 acres in Legacy Ranch. Nestled in the quakies in Monte Cristo. Ideal for hunting, snowmobiling and ATVs. Property borders and has direct gate access to state land, ideal for hunting. Well permit and well in process. Only 4 miles off Highway #39, 22 miles from Huntsville and a 15 minute snowmobile ride from the Monte Cristo parking lot. Sold furnished.

Ogden Valley Condo Market

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sat, 31 Oct 2009 20:16:41 -0500

Although $/FT2 is not a perfect measure, this metric provides a good view of the market overall, and helps to identify trends. Listed below is annual data providing a historical snapshot of the Ogden Valley condominium real estate market. A large percentage of recent sales in 2009 are distressed, meaning many are short sales, REO or bank-owned properties.

Year AVG $/FT2

2000 $104/FT2

2001 $106/FT2

2002 $114/FT2

2003 $102/FT2

2004 $145FT2

2005 $173/FT2

2006 $232/FT2

2007 $245/FT2

2008 $198/FT2

* January - March 2009 $137/FT2

* April - June 2009 $154FT2

* July - September 2009 $171/FT2

* October 2009 (5 Condos sold to date) $177/FT2

Please don't hesitate to contact me if I can answer any questions or provide additional information.

Thanks,

John Allaire

Prudential Utah Real Estate - Eden

Update - Ogden Valley Single Family Home Market

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sat, 31 Oct 2009 19:59:30 -0500

I wanted to provide an update to the information I posted back in July regarding the status of the Ogden Valley real estate market. The results of the last few months continue to support what I feel represents a bottoming, and new baseline for the Ogden Valley real estate market.

Although $/FT2 is not a perfect measure, this metric provides a good view of the market overall, and helps to identify trends. Listed below is annual data providing a historical snapshot of the Ogden Valley real estate market. As you can see, the period 2002-2004 serves as a good baseline, when SFH home sales prices were very stable. A large percentage of recent sales in 2009 are distressed, meaning many are short sales, REO or bank-owned properties. This is a good test for any real estate market.

Year AVG $/FT2

2000 $90/FT2

2001 $78/FT2

2002 $85/FT2

2003 $84/FT2

2004 $89/FT2

2005 $110/FT2

2006 $150/FT2

2007 $150/FT2

2008 $154/FT2

* January - March 2009 $134/FT2

* April - June 2009 $93/FT2

* July - September 2009 $93/FT2

* October 2009 (10 SFH sold to date) $104/FT2

Please don't hesitate to contact me if I can answer any questions or provide additional information.

Thanks,

John Allaire

Prudential Utah Real Estate - Eden

Current Trends Indicate Bottom of Market for Ogden Valley Utah

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sun, 19 Jul 2009 20:40:59 -0500

Just my opinion, but I believe the Ogden Valley (Eden, Liberty, Huntsville) single family home market has finally reached the bottom. I base this on several months of what appears to be support on a $/FT2 basis.

I typically use 2004 as the baseline year, and recent home sales (since April of 2009) have been running very close to that baseline.

Following is a rundown since 2000. Figures below represent home sales on a $/FT2 basis for the full calendar year:

Year $/FT2

2000 $90.16

2001 $78.22

2002 $85.21

2003 $83.99

2004 $88.82

2005 $109.72

2006 $150.25

2007 $150.32

2008 $154.06

*2009 $91.64

* April 1, 2009 through July 19, 2009

I have monthly sales statistics and graphs to back this up if anyone is interested.

Thanks,

John Allaire

Prudential Utah Real Estate - Eden

1.1 Acre Cabin / Camping Lot 27 Miles From Ogden - $38,900

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sun, 26 Apr 2009 20:49:03 -0500

Beautiful 1.1 acre lot at end of cul-de-sac in Sunridge, a gated recreational Subdivision. Great location for a cabin (approved building lot by Weber County) or just for a camping getaway. Locked gates for security. Excavated driveway and campspot with water. Sunridge features a spring-fed water system providing water 365 days/year to all lots. This lot borders common area on two sides, offering outstanding views of the vlley, mountain and Middlefork river and seclusion. HOA fee of $300/year covers road maintenance, water and security.

Contact agent at 801-745-2619, John@RockyMountainHomes.net or www.RockyMountainhomes.net/mylistings for more information

Prudential Utah Real Estate - Eden Utah

Ogden Valley Home Sales & Price History - 2000-2009

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sun, 22 Mar 2009 18:39:11 -0500

The attached data and graphs depict sales and price history for all single family homes sold in the Ogden Valley from 2000-2009. For more info, please contact me at John@RockyMountainHomes.net

Chart Below: Ogden Valley Home Sales Data by Quarter 2000-2009

Graph Below: # of Ogden Valley Homes Sold by Quarter 2000-2009, showing sales volume peaking at 36 homes sold in the second quarter, 2005. Federal and state programs recently announced for first time homebuyers and buyers of new construction are expected to have a positive impact on home sales in the Ogden Valley through the remainder of 2009.

Graph Below: Average Price of Ogden Valley Homes Sold by Quarter 2000-2009 reflects a spike to just under $800,000 in average sales price during the first quarter of 2008. This was due to an unusually high percentage of homes (four of the 15) selling for $1 million to $2 million during this period. To date, average home prices in the Ogden Valley have weathered the current economic storm fairly well, but we have begun to see some significant price reductions in the past several weeks.

Graph Below: Average Square Footage (Total, Above Grade, Finished) for Ogden Valley Homes Sold by Quarter 2000-2009. This shows the average size of single family homes sold in the Ogden Valley has remained fairly steady over the past several years. However, the current quarter has seen a significant increase in the average size of homes sold, impacted by distress sales of larger homes in the area.

Graph Below: Average Cost per Square Foot (Total, Above Grade, Finished) for Ogden Valley Homes Sold by Quarter 2000-2009. This shows a recent trend downward in cost/square foot, impacted by larger homes being sold at discounted prices during the first quarter of 2009.

Protecting Your Home and Property From Wildfire - Excellent Video Segments / Publication

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sat, 14 Mar 2009 20:18:14 -0500

Although the excellent video segments from "UTAH LIVING WITH FIRE" and "Firewise Landscaping For Utah" (links below) were produced and designed for Utah, these are an excellent source of information for anyone living in what is referred to as the "wildland-urban interface", especially those of us who live in the western U.S. The video segments total over an hour of worthwhile information to help all of us better understand what each of us living "in nature" should be doing to minimize the risk of losing our homes (and our neighbors' homes) to wildfire. Most important... this is something all of us should be doing to help the firefighters, police, and other professionals who devote their careers and lives to keeping us all safe!

Video Segments - "UTAH LIVING WITH FIRE":

http://planning.utah.gov/super/Video%20Pages/Living_With_Fire.htm

"Firewise Landscaping for Utah" (PDF):

http://extension.usu.edu/forestry/HomeTown/HO_Firewise.htm

www.RockyMountainHomes.net

John@RockyMountainHomes.net

Utah Ranked Best State to Live Based on Recent Gallup-Heallthways Survey

John Allaire (Prudential Utah Real Estate, Eden Utah) — Fri, 13 Mar 2009 20:18:21 -0500

A recent Gallup / Healthways survey of over 355,000 Americans compared "well being" rankings between all 50 states. As provided by the Gallup website (links below), "the Well-Being Index score ... for each state is an average of six sub-indexes, which examine life evaluation, healthy behaviors, work environment, physical health, emotional health, and access to basic necessities".

Utah was ranked first in this survey, followed by Hawaii and Wyoming.

For the subcategory "Work Environment", Utah also ranked #1.

WEBSITE: http://www.gallup.com/poll/116497/Rankings-Reveal-State-Strengths-Weaknesses.aspx

MAP: http://www.ahiphiwire.org/WellBeing/Tools/Map.aspx

John@RockyMountainHomes.net

Utah Offers $6000 GRANT to Purchasers of NEW Homes INFORMATION LINK ADDED MARCH 19, 2009

John Allaire (Prudential Utah Real Estate, Eden Utah) — Fri, 13 Mar 2009 12:30:45 -0500

MARCH 19, 2009 UPDATE: Please refer to the link to Utah Housing for more information

http://b2b.utahhousingcorp.org/HomeRun.htm

Following are highlights of a new housing stimulus package, to be administered by the Utah Housing Authority, for homes purchased in the state of Utah. This law was passed just yesterday, March 12, 2009:

- $6000 Grant for new construction (to qualify, the home must have never been lived in)

- Income guidelines are the same as the federal tax credit program

- Any type of loan can be used to purchase the home, not limited to FHA or Utah Housing

- Applications are to be obtained through Utah Housing, and must be submitted to them once completed

- Once an application has been approved, applicants have 90 days to close on a NEW home

- ALL Homebuyers are eligible for this program, not just first time homebuyers!

- $10,000 Million is Available for this program - First Come, First Serve

- First time homebuyers can combine the $8000 first time federal tax credit with this program for a total $14,000 in federal and state credits.

Please feel free to contact me for additional details on this great new program

Email: John@RockyMountainHomes.net

801-745-2619

John Allaire, Prudential Utah Real Estate

Northern Utah Recreational Cabin, Camping & Hunting Properties

John Allaire (Prudential Utah Real Estate, Eden Utah) — Thu, 12 Mar 2009 10:56:22 -0500

Please click on the link below to open a printable flyer with information on some of the cabins and camping, hunting and other recreational properties I currently have listed and all of the recreational properties I sold over the past year. Although 2008 was a difficult year for real estate, my track record speaks for itself.

http://rockymountainhomes.net/current_rec_flyer.htm

BUYERS: In addition to my own listings, and those on the MLS, I typically find out about other non-MLS lots and cabins as soon as they become available. I own property in many of these areas, and have first hand knowledge and experience to answer many of your questions, eliminate surprises, and line up the resources needed to make your buying experience a rewarding one.

SELLERS: If you are interested in selling your recreational property or cabin, please give me a call. If you list with me,, your property will be aggressively marketed, listed on multiple websites and most importantly shown to prospective buyers. My location allows quick access to popular recreational communities throughout Northern Utah. I am in these areas often and frequently have buyers waiting for the right property to become available.

http://rockymountainhomes.net/mylistings.htm

First Time Homebuyer Tax Credit - Summary

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sun, 22 Feb 2009 12:25:47 -0600

Good News! The new stimulus bill signed by the President last week makes some positive, immediate changes to the first time homebuyer tax credit. As you may recall, the tax credit was previously $7500, plus it had to be repaid over 15 years or whenever you sold the home. Last week, this changed to an $8000 CREDIT or 10% of the home's value, whichever is less. The Credit does NOT need to be repaid as long as you stay in the home for at least 3 years. Another big plus - if you purchase a home in 2009, the IRS will allow you to get the credit when you file your 2008 tax return. If you have already filed for 2008, you can still get the credit in the form of a check if you file an amended return. In other words, if you buy a home before April 15th, you are eligible to receive $8000 or 10% of the value of the home you purchase (whichever is less) by May or June, once the IRS processes your return.

Ogden Valley Real Estate Statistics - Single Family Homes Sold in 2008

John Allaire (Prudential Utah Real Estate, Eden Utah) — Mon, 26 Jan 2009 11:29:39 -0600

Below is a chart showing statistics for all homes sold in the Ogden Valley in 2008. Homes in areas outside of the Ogden Valley proper (homes and cabins in recreational / seasonal communities in eastern Weber County such as Evergreen, Causey Estates, Sunridge and Monte Cristo) have been excluded to avoid skewing the data, since these are considered a different market. All homes represented below are in the "core" Ogden Valley area, providing year around access.

Please feel free to contact me for additional market information on condos, land and recreational properties in Northern Utah.

Best Deals in The Ogden Valley

John Allaire (Prudential Utah Real Estate, Eden Utah) — Mon, 29 Dec 2008 14:25:35 -0600

I periodically compile a list of the best deals on single family homes, condos, lots and recreational property throughout the Ogden Valley (Eden, Huntsville and Liberty), Utah. Prices have come down significantly over the past 12-18 months. For example, out of 160 single family homes listed here, 16 (10%) are listed below $100 per square foot, with prices starting at $179,900 for a 3 bedroom, 2 bath, 1944 square foot home on a .56 acre lot. There are quite a few great deals on condos as well, with the lowest-priced two bedroom, 1084 square foot condo priced at $175,000.

Non MLS Sales - The Shadow Market in Non-Disclosure States

John Allaire (Prudential Utah Real Estate, Eden Utah) — Tue, 02 Dec 2008 20:37:23 -0600

I would like to know what real estate agents, mortgage loan underwriters and appraisers feel the impact of builder/developer-owned closeouts, marketed and sold as pocket listings (non-MLS) have, by artificially inflating values in deteriorating markets, especially in non-disclosure states like Utah. In my opinion, these non-MLS closeouts DO represent part of the true market (just as short sales and REO properties), and should be incorporated into sales comps that are included as comps by appraisers, but... are may not be. If buyer's agents are not made aware of these "firesale" programs, the last line of defense is the appraiser, who may not have access to this non-MLS information.

61 Acre Turnkey Legacy Ranch / Monte Cristo Mountain Property

John Allaire (Prudential Utah Real Estate, Eden Utah) — Fri, 24 Oct 2008 09:20:02 -0500

Turnkey hunting, horse, ATV, snowmobile property! Best location & parcel in Legacy Ranch is loaded with quakies and gentle slope. Only 30 Miles from Ogden, driveway just 1 mile off Hwy #39. This property is an easy five minute snowmobile ride from the Monte Cristo parking lot. Hunting is close by on school property on the eastern edge of Legacy Ranch. Ride ATVs up Ant Flat Road, to Hardware Ranch and beyond.

Improvements include a 1996 2 Bedroom / 2 Bath / 960 FT2 modular home with metal roof, wood and propane stoves, a solid pole barn with steep pitch metal roof that can be converted to a cabin, 450' well, 5000 gallons of gravity fed water storage, two generators and corral. This is ready to go for year around use and access.

Contact agent for additional information.

Phone: 801-745-2619

Video Tour: www.spotlighthometours.com/tours/tour.cfm?mls=840749&referer=activerain

Email: John@RockyMountainHomes.net

Web: www.RockyMountainHomes/net/mylistings

John Allaire - Realtor

Log Cabin 27 Miles From Ogden Utah - $219,000

John Allaire (Prudential Utah Real Estate, Eden Utah) — Wed, 08 Oct 2008 21:51:34 -0500

Great Log Cabin in Sunridge, only 27 miles east of Ogden, just 7.5 miles from the Evergreen Park Drive turnoff at Highway #39 (east of Huntsville, also known as the Monte Cristo Highway). To be sold with most furnishings, including propane lights, generator and tanks. Cabin features both 12 volt (DC) and 110 Volt (AC) power, in addition to propane lights throughout, inside and out. Interior photos show cabin furnishings covered (winterized).

Contact agent for additional information on this and other lots and cabins in Sunridge, Causey Estates, Legacy Ranch, Monte Cristo and the surrounding area.

Phone: 801-745-2619

Email: John@RockyMountainHomes.net

Web: RockyMountainHomes.net

Prudential Utah Real Estate - Eden, Utah

John Allaire - Realtor

Beautiful Cabin View Lot in Causey Estates, 25 Miles from Ogden Utah - $99,500

John Allaire (Prudential Utah Real Estate, Eden Utah) — Wed, 08 Oct 2008 19:59:53 -0500

This rare Causey Estates cabin lot is only 25 miles from Ogden! Loads of aspen, gentle slope & awesome valley/mountain views make this lot ideal. Topography provides natural shade in late afternoon. Power/water stubbed to lot. This lot is just five minutes above Causey Reservoir, great for canoeing, kayaking and fishing.

MLS #836478
Contact agent for additional information on this and other recreational and residential lots and cabins in Causey Estates, Sunridge, Legacy Ranch and throughout the Ogden Valley and northern Utah.

Video Tour: http://www.spotlighthometours.com/tours/tour.cfm?contact=1&mls=836478&referer=activerain

Phone: 801-745-2619

Email: John@RockyMountainHomes.net

Web: Rockymountainhomes.net/mylistings.htm

Video Tour: http://www.spotlighthometours.com/tours/tour.cfm?contact=1&mls=836478&referer=activerain

Prudential Utah Real Estate - Eden, Utah
John Allaire - Realtor

Powder Mountain Township Issue Heading to Court - Standard Examiner Article

John Allaire (Prudential Utah Real Estate, Eden Utah) — Thu, 04 Sep 2008 17:06:41 -0500

Powder Mountain town issue heading to court

By DI LEWIS
Standard-Examiner staff dlewis @standard .net

   OGDEN - Powder Mountain is determined to get a town council and mayor.
   The Powder Mountain petition sponsors filed litigation Aug. 26 against Weber County in the 2nd District Court aimed at getting the county to approve a list of appointees for Powder Mountain government, according to a news release issued Wednesday.
   Powder Mountain spokeswoman Maura Carabello said, "We're asking the judge to order the county to follow the law."
   The lawsuit is based on two sections of the law that allowed Powder Mountain to become a town without input from the county or the citizens being incorporated into the town.
   Carabello said the petition sponsors contend that the county commissioners are required by law to approve a mayor and town from a list of qualified applicants which was approved by the petitioners upon granting the incorporation.
   The first point the sponsors are arguing is that the words "upon granting the incorporation" indicate immediacy, Carabello said.
   With more than a month gone by since the incorporation passed, she said the commission has had plenty of time.
   Carabello said the second point being argued is that the sponsors provided two lists of qualified appointees - qualified is legally defined as being a registered voter and having lived in the town for more than a year - both of which the commission declined to approve.
   Weber County Commission Chairwoman Jan Zogmaister said, "They had their interpretation and we had our interpretation of the law, and we'll go to the courts to decide."
   The fate of the Powder Mountain town council is now up to the courts, Zogmaister said.
   Powder Mountain resident Darla VanZeben, upon hearing of the lawsuit, said, "Am I surprised? Not in the least. Am I disappointed? Of course."
   VanZeben said the county has a fairly good chance of winning the case and believes the issues surrounding Powder Mountain are "far from being over."
   She said even if the county loses, it is a possibility some residents may bring legal action against Powder Mountain.
   The law that allowed Powder Mountain to incorporate has never been completely tested, VanZeben said.
   She said the law is blatantly unfair and inconsistent with the Utah Constitution, and she hopes the judge will interpret the law in favor of the county's position.
   Carabello said she expects to see action in the case within a few weeks.
   "We're just hoping to move this along as quickly as possible and look forward to working with the town and county in the future," she said.
   The news release said the Powder Mountain sponsors do not want special treatment but have gone to court to get a fair judgment.
   But VanZeben is still worried. She said behind the rhetoric of cooperation, it seems the only thing Powder Mountain sponsors want is to run the town without input from many of the residents.
   Nonetheless, the community is determined to work together.
   VanZeben said a potluck dinner at her house last weekend saw a variety of people ranging from proposed mayor Alvin Cobabe, to herself, and with a strict no-politics rule in place everyone had a good time.
   "We're not going to let them ruin us."

$249,000 3 Bedroom Cabin in Sunridge Highlands

John Allaire (Prudential Utah Real Estate, Eden Utah) — Tue, 19 Aug 2008 20:18:52 -0500

Cozy 3 bedroom cabin on 2 acres in popular Sunridge Highlands. Nestled near the end of a secluded cul-de-sac with lots of quaking aspen and great views of the adjoining common area from multiple decks. Sunridge is a private gated recreational community 50 minutes east of Ogden. This cabin is great for all seasons. Because Sunridge is so expansive, it is an ideal community for ATVs, snowmobiling, hunting, fishing, hiking, back country skiing, or just relaxing and enjoying the wildlife and cool summer nights at 7300'. The cabin is only 4 miles from the Monte Cristo parking lot / 5 miles to Powder Mountain by snowmobile. This cabin is in great condition and most furnishings (beds, furniture, bed linens and utensils) are included.

Video Tour: http://www.spotlighthometours.com/tours/tour.cfm?mls=816191&referer=activerain

Web: http://rockymountainhomes.net/mylistings.htm

Email: John@RockyMountainHomes.net

MLS #816191
Contact agent for additional information.
Phone: 801-745-2619

Prudential Utah Real Estate -
Eden, Utah

John Allaire - Realtor

Rocky Mountain Recreational Property FAQs

John Allaire (Prudential Utah Real Estate, Eden Utah) — Tue, 19 Aug 2008 19:23:47 -0500

Demand for recreational property has increased significantly over the past several years across many areas of the country. Northern Utah is no exception. The popularity of recreational property is driven by multiple factors. These include: owning a piece of paradise to reconnect with family, friends and nature; a base camp for activities including hiking, mountain biking, ATV riding, hunting, fishing, snowmobiling, snowshoeing, skiing, a place to enjoy the wildlife and solitude of the great outdoors; and also as an investment.

For anyone interested in purchasing a lot, large acreage or cabin in a recreational area, there are a number of things to consider before starting to look at properties:

Purchasing real estate in a residential area and recreational area are two very different animals. Recreational properties have a number of unique characteristics, and each recreational area has its own personality. Most recreational areas in northern Utah allow only seasonal access for vehicles, since roads are not plowed during the winter. However, most of these areas do allow winter access by snowmobile or snow cat, allowing residents access to their cabins during the winter for a unique wintertime experience. Depending on the recreational area, elevation and amount of snow received the previous winter, vehicle access can begin between April and June, then go into late October or even Thanksgiving.

As part of the decision to begin looking at recreational properties, one of the most valuable steps anyone can take is to select a real estate agent who specializes in recreational property, and has the local knowledge and expertise necessary to ensure a buyer makes an informed decision. An experienced recreational agent will understand and offer accurate guidance relating to water (private water system, existing well, storage, water rights), septic, power (includes on-girid, generator, solar), excavation, roof design/snow load, restrictions as they relate to CCRs and county ordinances, HOA fees, taxes, gate access (key or gate code), property valuation and more. An experienced agent will understand and offer guidance around specific items that require special attention when an offer is written, and during the due diligence period. Your agent should also have knowledge of other companies and experts such as builders, excavators, septic installation, solar providers, insurance, HOA contacts, etc. Your agent will understand what is unique to each area, and will be able to match a prospective buyer to the area(s) with the best fit and price range. An agent who actually owns in one or more recreational areas can be even more valuable, since they are able to draw upon first hand experience. Locating the perfect camping or cabin property can be fun, but it also takes research, time and patience.

I specialize in recreational real estate throughout Northern Utah, and know this area well, having assisted buyers and sellers in Causey Estates, Sunridge, Legacy Ranch / Monte Cristo and Curtis Creek / Baxter Sawmill and others. My wife and I personally own property in both Causey Estates and Sunridge Highlands. Many of the best recreational properties are sold by word of mouth to friends or friends and relatives of other owners in the same community. I often hear about properties coming up for sale before the word gets out or a property is formally advertised or listed on MLS. Let me assist you in finding your dream cabin or camping / hunting property. They come in all shapes, sizes and prices!

When it comes to selling recreational real estate, it is highly recommended that anyone considering selling a recreational cabin or lot consult with a recreational real estate specialist first. Recreational real estate specialists know these areas better than other agents, and are able to offer much better guidance around managing expectations and helping a seller establish a fair and reasonable list price for the cabin or lot. A recreational RE specialist will work harder to market and show your property than most residential agents since this is where they spending much of their time, showing and listing other properties in the same area. A recreational specialist also knows better how to market your property. Simply listing a recreational property on the MLS does not typically work well for recreational listings. Agents who list a property must be willing to show the property to potential clients, which can take as long as four hours depending on the location.

Weber County Commission Refuses to act on Powder Mountain List (Content From Ogden Valley Forum Blog)

John Allaire (Prudential Utah Real Estate, Eden Utah) — Tue, 19 Aug 2008 18:58:42 -0500

(Content from the Ogden Valley Forum Website) In what must have been a stunning move to Powder Mountain, the Weber County Commission refused to act today on the Powder Mountain petition to name the Powderville town council and mayor. To say that the Weber County Commissioners were a little put out by the revised list of names submitted by Powder Mountain would be putting it mildly. Powder Mountain refused to include any names other than their original selection plus 3 spouses and two new individuals on the town council list presented to the Commissioners. Interviews of numerous other qualified residents were jointly conducted by the Commissioners and a representative from Powder Mountain. The two new individuals' names were not previously submitted to the commissioners nor were they interviewed. A good question is why don't all of Powder Mountain's selected candidates for the town council have to go through the same interview process as other candidates? Commissioner Bischoff said he was "Offended" by the new PM list after all their discussions and interviews. Commissioner Zogmaister said that the petitioners could have a "family reunion and probably have a quorum" if they used the list submitted by Powder Mountain. Commissioner Dearden said that every attempt was made to work with Powder Mountain to help make the list more representative of the town's people, yet Powder Mountain came back with the same list that also added three husband and wife pairs. The Weber County Commissioners repeatedly asked the Powder Mountain representatives what criteria was used by Powder Mountain to exclude all other qualified candidates from consideration and the three Muses (see no evil, speak no evil, and hear no evil) had no logical response. Their refusal to explain the Powder Mountain reasoning seemed to increase the frustration of the Weber County Commissioners. Commissioner Bischoff stated "It may be time for a Judge to decide the issue". The three Weber County Commissioners decided not to act on the Town Council petition but told the Powder Mountain representative that they would be willing to meet with Powder Mountain to discuss the list and all the qualified candidates.

Weber County Commission Approves Powder Mountain Township - Standard.Net Article

John Allaire (Prudential Utah Real Estate, Eden Utah) — Tue, 05 Aug 2008 14:50:49 -0500

Standard.net Live Article: http://www.standard.net/live/news/139831/

Commission approves Powder Mountain township

OGDEN - Expressing both reluctance and anger with what they called a "bad law" that required them to do it, the Weber County Commission approved formation of a Powder Mountain township Tuesday morning.

The commissioners, obviously frustrated at having no power in that decision, flexed their muscles on the next step: Approval of the town's mayor and council.

Representatives of Powder Mountain gave the commissioners a list of one mayor and five council members, the minimum needed to form a commission.

The commissioners declined to approve the list, saying the law allows them to select "from a list," not to rubber stamp a list. The commissioners asked Powder Mountain representatives to give them more to pick from, and said they would come up with their own list as well. The decision was put off for two weeks.

Powder Mountain petitioned the County Commission in January to form its own township. It is attempting to expand, and the Ogden Valley Planning Commission put a long list of conditions on that expansion to control the impact on the rest of Ogden Valley.

Forming its own township lets Powder Mountain get around those restrictions by doing its own zoning. The resort is using a law approved by the Legislature in 2007, but changed in 2008, that gives the County Commission no choice but to approve the township if its application meets the legal requirements.

Top Shelf Log / Lodge Style Home Has it All! $799,000

John Allaire (Prudential Utah Real Estate, Eden Utah) — Thu, 24 Jul 2008 14:46:07 -0500

Serious inquiries only. Contact agent for additional information. This home is top of the line. Must see to believe! Walking distance to all schools, WSU and golf course. 30 Minutes or less to Powder Mountain, Snowbasin, Pineview Reservoir and the SLC Airport. Shopping, restaurants all around.

John Allaire

Prudential Utah Real Estate

Eden Utah

John@RockyMountainHomes.net

www.RockyMountainHomes.net

801-745-2619

$99,900 - 2 Acre Cabin / Camping Lot w/ Water, Power, Passing Perc in Causey Estates

John Allaire (Prudential Utah Real Estate, Eden Utah) — Sun, 20 Jul 2008 19:54:37 -0500

2+ Acre level building lot in Causey Estates, a gated recreational community just 30 minutes from downtown Ogden. Lot borders protected common area on north and east. Power and water hookups already installed to center of lot, ready for camping or building. Lot is already approved for a septic system by health department so is ready to build. Lot is level, so minimal excavation required to build a dream cabin. Unobstructed views of Causey Reservoir, valley and mountains in all directions!
<p>I specialize in recreational real estate throughout Northern Utah and because I own property in Causey Estates and Sunridge, I know this area well. Contact me for details on recreational land and cabins throughout Northern Utah including Monte Cristo and Curtis Creek. Often, the best recreational properties are sold by word of mouth, and I often hear about these before the word gets out. Let me assist you in finding your dream cabin or camping/hunting property. They come in all shapes and sizes!

MLS #790492

Lot #114 - Causey Estates

Contact agent for additional information.

Phone: 801-745-2619

Motion Tour: http://www.spotlighthometours.com/tours/tour.cfm?mls=790492

Email: John@RockyMountainHomes.net

Web: http://rockymountainhomes.net/mylistings.htm"

Printable Flyer: http://rockymountainhomes.net/images/mylistings/causey_114_flyer.pdf

Prudential Utah Real Estate -
Eden, Utah
John Allaire - Realtor

The Market is Never Wrong - Distressed Property Sales as Comparables

John Allaire (Prudential Utah Real Estate, Eden Utah) — Wed, 09 Apr 2008 12:11:57 -0500

I work in a beautiful resort area where many people purchased homes, condos and land (many with cash) over the last few years.

Many buyers got in before or while prices shot up in 2005 and 2006. Since 2006, inventory levels have increased and sales prices have slowly fallen. List prices on properties where sellers don't need to sell have been slow to come down. Sellers have every right to list a property at whatever price they feel most comfortable with, as long as there is an agent willing to list it for them. I don't have an issue with that. Personally, I would rather lose a significantly over-priced listing than continue to market it, but another discussion.

I take issue with agents who continue to look at the market through rose colored glasses, thinking back to the glory days of a few years ago. Get over it, that was then. The real estate market is only obeying the law of supply and demand, no different than the stock and commodities markets. The market is never wrong!

My question: If there have been no "conventional" sales over the past six months, and sales have been limited to Short Sale, REO or Foreclosure properties, is there any reason distressed property sales should NOT become the new comps used to determine valuations in the market? I am talking about an area where "distressed" listings are priced 15-30% below list prices for regular properties. Regular listings continue to sit on the market, so the only recent movement has been on the bottom end. I recently had a discussion with other agents who suggested that a sale of an REO property should not impact appraisals. This makes no sense to me, considering distressed properties in this particular area compare well with the condition of regular listings. The only downside may be the stigma attaached to distressed properties. Also, worth noting - although a subject REO property was priced significantly below other properites, it still took 90-120 days to go under contract, and this was only after a couple list price reductions.

Thanks for reading. Opinions welcome!