Celebrating the Western Colorado Lifestyle

Positive News Continues--Especially for Montrose Real Estate

Ninah Hunter — Sat, 05 Sep 2009 14:57:58 -0500

There may be a pot of gold at the end of the rainbow after all. After months of hearing nothing but bad to worse news concerning the real estate industry and the economy in general, we're finally receiving positive news that things are improving, with new home sales up across the nation. Click here to read such a report from REALTrends.

Certainly, here in the Montrose area, we're seeing a lot more activity, especially for homes in the $200,000 and under range. We're also seeing a greater number of short sales and foreclosures, which is spurring interest from investors and bargain hunters, although patience is definitely a virutue and a requirement to close any of these sales.

For the seller, the good news is that if the property is priced right (i.e.,"competitively"), we have actually experienced a few bidding wars or multiple offers. In general, a well-priced home in good condition with good curb appeal, that offers a quick close to the buyer who cannot wait, is selling.

Of course, the best bargain that Montrose has to offer is the subperb quality of life. It makes selling real estate in Montrose fun and gratifying, if not just yet easy. Cheers from Montrose, and enjoy the rest of your summer!

~Ninah

Health Care Reform-On a Mission for Rational, Non-Partisan Info & Debate

Ninah Hunter — Wed, 12 Aug 2009 12:22:09 -0500

I consider myself to be socially liberal and fiscally conservative. I realize any universal health plan will come with a price tag, but I firmly believe we already pay a huge price under the current plan, which is no plan. Most of us in the real estate industry are self-employed and are either without insurance, under-insured or pay dearly to be adequately insured, only to discover sometimes that we are not as protected as we believed. If you want to know why we cannot rely on private, for-profit insurance companies to fulfill our health care needs, read Ken Gordon's blog post, Nothing Good Just Happens.

Anyway, most of what I've recently heard in opposition to the proposed health care reform sounds more like hysterical hyperbole, political rhetoric, and fear mongering, not to mention just mean-spirited name calling. I haven't been able to respond or debate the issue because of my lack of real knowledge about the proposed bill (House of Representatives Bill H.R. 3200) or alternatives. So, I am now on a mission to study the various health care reform proposals so that I can engage in intelligent, reasoned discussion and debate on this extremely important issue and decide what I can and cannot support. What I want, and what we all need, are the real facts and a rational, non-partisan analysis of any proposed health care plan.

One great source I have discovered is PolitiFact.org, a project of the St. Petersburg Times, whose stated mission is to help us find the truth in American politics. They fact-check statements by members of Congress, the White House, lobbyists and interest groups and rate them on their Truth-O-Meter. I checked the Truth-O-Meter on the subject of health care. This confirmed for me that the assertions I've heard made by the opponents of health care reform are mostly false or misleading. Some were found to be so outrageously false, they were given the "Pants on Fire" rating. I found a good analysis and rebuttal of the anti-health reform arguments at Health Care for America Now web site. Click here to read it. Of course, the best source is the source itself, i.e., H.R. 3200, which, unlike some of our political leaders, we should all read. I admit, 1017 pages is rather daunting, but I've at least saved it for now for ready reference whenever I receive something from here on out that references a section or page number in the Bill to support an argument or assertion.

Since I am a member of the National Association of REALTORS (NAR), I decided to check its site (www.realtor.org) to see what NAR was doing and saying about health care reform. NAR has not yet taken a definitive position for or against the Bill, although it is seeking to ensure any reform addresses the needs of small businesses and the self-employed. It is also urging lawmakers to pass the Small Business Health Options Plan Act and the CHOICE Act, and it opposes any effort to alter the mortgage interest deduction to help pay for health care reform. NAR encourages all REALTORS to become active and to be heard. To learn more, read VP Gary Thomas' blog post, Health Care Hot on the Hill and then check out and check regularly NAR's newly created Health Care Reform landing page.

Like NAR, I want to make sure that I have thoroughly researched and analyzed any proposed new legislation concerning national health care reform and then make myself be heard by my Congressional leaders. I welcome your comments, opinions, analysis, debate and suggestions for additional resources for further research and education on this issue. But please, can we avoid the partisan divisiveness?

~Ninah

63845 Nicolette Way, Montrose, CO-Country Living Close to Town

Ninah Hunter — Sat, 01 Aug 2009 17:14:36 -0500

Colorado summer storms-what a show!

Ninah Hunter — Mon, 27 Jul 2009 22:14:07 -0500

I'm just having fun, now, but if you've heard, we've had a rash of summer thunder storms across Colorado. Yesterday, at home in Ridgway, one of the biggest downpours, with all the trimmings hit me at home. Here's a short video I took out my back yard (my first video upload)!

Ridgway's Pickin' in the Park--a great small town event!

Ninah Hunter — Sat, 25 Jul 2009 16:56:11 -0500

The 2nd annual Pickin' in the Park in Ridgway, CO is underway. This is my first year attending, and what a fun event! This is a free 4-concert series that combines musical acts from around the country with local and regional opening acts. The music, of course, is the main event, and the 2 concerts I've been to so far have been fabulous. Last Thursday, I especially enjoyed Carrie Rodriguez, a singer, songwriter, and fiddler from Austin, TX. She's really more of a rocker who also plays guitar and electric mandolin with a fantastic backup band. I was quite impressed that Ridgway could attract such a renowned artist. And Carrie said that she was quite impressed with the "prettiest view from a stage" she'd ever seen.

The week before, I enjoyed the very unusual but very entertaining music of California based Fishtank Ensemble. As described by Pickin' Productions, this quartet's music is rooted in gypsy jazz, featuring familiar and unfamiliar instruments played by colorful, energetic virtuosos. I couldn't describe it better!

As great as the music is, equally, if not more entertaining, is just watching all the local folk (with a few tourists thrown in) and running into friends and neighbors. Kids run around having fun with the costumes and hula hoops provided for their entertainment. Every fathomable type of dog can be seen strolling or hanging out with its owner(s). Food and beer vendors add to the entertainment. Plenty of room in front of the stage allows for dancing. And, of course, the venue in Ridgway's Town Park cannot be beat.

Next up is a popular, local Bluegrass Band from Panoia, Sweet Sunny South with local picker, David Sneed opening the show. If you're in the area, do come out and enjoy the music and fun. It starts at 6:00 p.m. and goes till dark. This will be the last of the 4 concerts in Ridgway, but 4 more concerts will be held in the Paonia Town Park starting in August. Be sure to check out the Pickin' Productions' website for the line-up in Paonia.

A special thanks to our Ridgway Town leaders for bringing this free event to Ridgway with the help of Pickin' Productions and our local public radio stations KVNF, along with several other sponsors! It's great to be a Ridgway resident.

Blogging Guilt---and my two cents worth on buying and selling now in Montrose, CO

Ninah Hunter — Fri, 17 Jul 2009 23:00:13 -0500

I love blogging. And I love reading other blogs, and commenting, and teaching about blogging and social networking. I feel the power, the potential, and truly do enjoy the connection and the shared knowledge. But I don't blog or read or comment enough, at least, not as much as I should or people tell me I should. I compose blog posts in my mind and make mental notes of good subjects to write about. And then ... poof! It's all gone as I get derailed with distractions, and my topics are no longer timely or novel or something I'm motivated to write about. I'm thankful for those of you who can do it--post often and timely. And I hope no one will think less of me if I lurk, don't post comments, or write except every 3-4 weeks.

So, briefly, all's well on the Western Slope of Colorado. Real Estate is picking up. We're actually closing deals, although it takes a lot longer with greater effort, frustration, and not so much help from the lending industry. For buyers, despite the challenges with financing, it truly, definitely, most assuredly is the best time to buy. For sellers, not so bad here if you plan to buy something in replacement. If you don't have to sell now but are thinking about it, it's a crap shoot. You may be better off waiting. But if you do, and the market picks up, then so will interest rates and others getting into the game (i.e., more sellers and inventory). And I'm talking about the Montrose area, which may be quite different than nationally. What will not change is that we in the Montrose, Colorado area have a most incredible place to live and work and play. And I do love living, working, and playing here.

~Ninah

2009 Partners Challenge Ride--dare to ride . . . or just donate to a good cause

Ninah Hunter — Tue, 23 Jun 2009 16:41:13 -0500

The 2009 15th Annual Partners Challenge Ride (and Weekend Get-Away) has been set this year for the weekend of September 26-27. This 2-day, 104-mile mountain bike ride is truly challenging, but a lot of fun, traversing some of the most spectacular mountain terrain and scenery in the country. It is not a race. Riders are supported all along the way by volunteers who work at the aid/food stations, patrol the route with sag wagons, and provide bike mechanic services. Click here for more information about the event and course description from last year. Below is a map of the course.

Partners of Delta, Montrose and Ouray is a 501(c)(3) non-profit organization that mentors children in our area. Youth aged 6-17 are referred to the program and then screened and matched with a trained adult volunteer. The pair make a commitment to spend at least three hours a week together for one year. The staff of Partners supports this relationship with weekly contact, monthly recreational activities and educational workshops. Another component of the program focuses on teenagers through Art Partners. Youth aged 12-17 are matched with a professional artist or crafter in a supported 3-month mentoring apprenticeship. Partners has been in existence in our area since 1987, providing a huge value to our youth. Partners does not charge for its services, but rather, relies on volunteers and donations. For a good newspaper article on Partners, click here.

I am proud that my company this year will be entering a corporate team, which will be made up of 5 riders, including myself. In addition, the non-riders will be volunteering to work the ride and/or help us to raise funds for Partners. Our goal as a team is to raise at least $1,500. If you would like to help us meet our goal, we would truly appreciate your tax deductible donation in any amount. Please make your check payable to Partners and mail or deliver it to my office at 1245 E. Main St., Montrose, CO 81401, Attn: Partners.

Alternatively, if you'd like to take the challenge, register as an individual or corporate team to participate in the ride. The fee for individuals is $300, and for a team, $1,300, limited to 5 riders. You should be able to download the registration form soon from the Partners' website at www.Partners-West.org. As of this post, it is not yet online, but should also be available soon through www.active.com. Until then, feel free to call me, and I'll be happy to mail you a registration form. The ride is limited to the first 100 riders, but there's no limit on donations! I'll keep you posted as I find more online about this event, and also, about my training. I rode one day in the event 2 years ago, which convinced me I needed a new bike and a lot more training! I've got the new bike, and have started the training.

~Ninah

My agents, Kylee Smith & Betsy Spitzer on Partners' Ride 2007
coming down Owl Creek Pass, Chimney Rock in background

Montrose area market update and statistics: 2009 year-to-date through May

Ninah Hunter — Sun, 21 Jun 2009 23:45:11 -0500

I was pleasantly surprised to see an upsurge in real estate activity, beginning in April. I thought it might be just a fluke, but I'm happy to report, since then, we've been experiencing a steady flow and increase in activity, by which I mean more buyers are looking, more buyers are buying, and more sellers are listing. I will admit, some of those listings have also been a result of an increase in foreclosures. Of course, lending continues to be a big challenge, making it harder and longer to close deals, sometimes causing a transaction to fall out completely (as I experienced just last week). Ah, sigh! We will get through this! So, buyers, don't get discouraged, and sellers, please be patient. Basically, the financial institutions are dictating the closing date. In general, I'm encouraged by what appears to be a combo of continued low interest rates, buyer incentives (i.e., the first time home buyer $8,000 tax credit), a boost in consumer confidence, and just the usual high, summer selling season.

So, to give you a feel for our market, here are the following MLS residential sold statistics for May and 2009 year-to-date (as I obtained from our regional CREN MLS):

No. of Listings Avg. Price Median Price Avg. Days on Market

YEAR-TO-DATE

MONTROSE COUNTY

146 $210,516 $190,050 148

DELTA COUNTY

90 $175,334 $165,000 226

OURAY COUNTY

7 $421,571 $272,000 238

MAY 2009

MONTROSE COUNTY

39 $205,463 $202,000 152

DELTA COUNTY

27 $174,070 $160,000 209

OURAY COUNTY

2 $277,000 $277,000 319

Overall, we're down anywhere between 40-50% in sales volume over last year, but then we were down about the same last year relative to 2007. However, values have remained fairly level, down in some sectors, and up in others. County Assesors are scambling to explain why assessed values are up while recent real estate markets are down (see my earlier post on valuations). In general, we're blessed on the Colorado Western Slope not to have experienced the huge pendulum swing downward as in other areas of the country. What hasn't changed are our fantastic quality of life and beautiful climate and scenery. Now is a great time for anyone to buy here, whether a first time homebuyer, retiree, second/vacation home buyer, or investor.

~Ninah

Magic Circle Players Work Magic in Montrose-Happy 50th Anniversary!

Ninah Hunter — Wed, 03 Jun 2009 23:24:29 -0500

I must admit I was a bit skeptical the first time I was encouraged to attend a performance of the Montrose Magic Circle Players. I love legitimate theater and was quite spoiled having grown up in San Diego County with incredible live theater venues, like the Old Globe Theater and La Jolla Playhouse. But my office adminstrative assistant, Kat Govan, who has been involved for years in anything musical or theatrical in Montrose, encouraged me to go and support it. I finally saw my first production in May, 2007, of the musical comedy, Crazy For You, featuring the music of George Gershwin. As it turned out, the leading role was played by a fellow Realtor, Denece Crowe, her first appearance with the Players. I was blown away! Not only by Denece's incredible performance and voice, but the entire production, from the entire cast, set, costumes, lighting, music, and the obvious behind the scenes effort of directors and stage hands. Another Realtor colleague, Diana Weaver, also had a fun part in the show as a quirky, bimbo blond chorus girl. Boy, was I impressed!

Since then, I've seen every show from 2007 to the present, and have been thoroughly entertained and impressed with each show. I've seen quite a few friends and colleagues who play a part in the production. MCP welcomes anyone to audition and participate in anyway, regardless of prior experience. In fact, those participating for the first time are given recognition. The latest production is the musical comedy, Cinderella, which doesn't dissapoint. This weekend is the last chance to see it, Friday and Saturday at 7:30 p.m. and Sunday, at 2:00 p.m. If you get the chance, go see it! And if you miss this one, be sure to put future productions on your calendar.

This year, MCP celebrates its 50th anniversary. Click here for a nice article in the San Juan Silver Stage on its history. A great article appears in the Spring/Summer edition of Destination Montrose, which hasn't yet made it online, but keep a look out for it in the printed edition distributed throughout the Montrose area. I'm now a proud business patron of MCP. And who knows? Maybe some day I'll be up there on that stage!

~Ninah

Crazy for You-May 2007 Shenendoah-November 2007 Once Upon a Mattress-march 2008

How to you spell relief? Loan mods, refinances and the $8,000 Tax Credit

Ninah Hunter — Wed, 03 Jun 2009 18:16:10 -0500

It's been about a three months since Obama's stimulus plan was first announced and then the details revealed on March 4th. It does seem to be having a benefit in boosting sales activity in Montrose and the other Western Slope communities we serve. And now there's more talk about improving upon it, by allowing its use as a down payment for FHA loans, and there's a push to get it extended beyond November 30, 2009, increased to $15,000, and to expand it to all buyers, not just first-time home buyers. I'll report more on that if and as anything changes.

In the meantime, what suprises me is how many consumers and even industry affiliates to whom I and my broker associates have talked to recently are still not aware of what is being offered, despite the plethora of news reports, blogs, and media coverage on the subject. So, I'll summarize very briefly here what the Homeowner Affordability and Stability Act may be able to do for you.

There are 3 components: (1) The $8,000 tax credit to first time home buyers (which is anyone who has not owned a home in 3 yars); (2) Refinancing; and (3) Loan Modifications.

Regarding the tax credit, it is not money made available to you to purchase your home--yet. But if you purchase one between 1/1/09 and 11/30/09 (i.e., before December 1st of this year), you can apply for the credit on your 2009 tax return (or on your 2008 one if you haven't filed it yet and have already purchased your home this year). You can then apply the credit against taxes owed, and if you don't use up the entire credit, you get a refund. Then, you can use that refund toward your new home, like upgraded appliances, landscaping, fencing, fix-ups, etc., or for whatever other purpose not related to your new home. For more information, consult with your tax advisor and visit the Tax Credit Web Site.

Regarding the loan modifications and refinancing, both of these programs are intended to assist distressed homeowners who want to and are able to keep their home. The loan modification will allow a homeowner to renegotiate and revise the terms of the existing loan or loans in order reduce payment amounts. The refinancing is intended to help those homeowners who have been precluded from refinancing or consolidating loans because their home has depreciated in value and the existing loan or loans are now more than 80% of the value of the home. Call the Homeowner's Hope Line at 1-888-995-HOPE (4673) for more information and to see if you qualify for loan relief. Or check out Making Homes Affordable.

If you're looking to buy in the Montrose area, this is a great time to do it, not only because of the tax credit and still historically low interest rates, but because we have lots of inventory of relatively affordable homes to choose from. Don't let this opportunity to own a home, or buy up or down, pass you buy!

Wishing you all find some relief,

Ninah

3528 2000 Road, Delta, Colorado

Ninah Hunter — Wed, 03 Jun 2009 16:57:31 -0500

Cozy Cabin on 5 Acres with Big Views and Lots of Potential!

3258 2000 Road, Delta, CO 81416 View Map

This darling, near-new one-bedroom loft cabin with all the modern amenities awaits you on this 5-acre, parcel with irrigation water in Peach Valley, Delta County. From the covered decks, enjoy the sweeping, 360-degree views of West Elk Mtns, San Juan Mtns, Uncompahgre Plateau, and Grand Mesa. Live comfortably in the cabin while you build your custom home on an existing, perfect building site. An abundance of elm, aspen and fruit trees, including peach, pear, apple, and cherry, have recently been planted, and are supported on ample irrigation water. Reasonable covenants exist, and horses are allowed. This is rural living with the convenience of close proximity to Highway 50 and the towns of Delta and Montrose and all the local attractions and natural wonders of the area. Experience Colorado Western Slope living at its best with great potential to make it your dream get-away or permanent residence at an affordable price.

Details

Asking Price:

$168,777.00

MLS:

626446

Sq. Feet:

960

Lot Size:

5 acres

Bedrooms:

Bathrooms:

# of Floors:

1.5

Year Built:

2008

Contact Info

Ninah Hunter
Broker

Main (970) 249-7777
Cell (970) 318-0064
Email | Website

62605 Jeremy Road, Montrose on 1 Acre

Ninah Hunter — Fri, 22 May 2009 15:04:52 -0500

Lots of Elbow Room on 1-Acre Corner Lot!

62605 Jeremy Rd., Montrose, CO 81401 View Map

There's a lot of elbow room on this one-acre corner lot in a bright, open, cheery home that shows pride of ownership. Nice split floor plan with 3rd bedroom that works well as an office or media room. Great room with vaulted ceilings, plant shelves, and large picture windows framing mountain views and farm fields. Kitchen includes a breakfast bar and opens to cozy dining area next to sunny picture window. Enjoy the outdoors in privacy on sunny, south-side patio with gas fire pit enclosed by privacy fence. Or tend the vegetable garden in the enclosed north side yard with privacy fence. House is surrounded by easy-maintenance xeriscaping with flower and plant beds, large cactus garden, trees and lawns ,maintained on sprinkler system. Corner lot increases space and privacy from neighbors, who are close but not too close. Open field on east side of lot is great for pets and kids with room for RV parking and outbuildings.
This home offers easy country living with close proximity to town and all its amenities.

Details

Asking Price:

$244,777.00

MLS:

625799

Sq. Feet:

1548

Lot Size:

1 acre

Bedrooms:

Bathrooms:

# of Floors:

HOA/Maintenance Fees:

none

Garage Size:

2 car

Subdivision:

Valle Vista

Year Built:

2000

Property Amenities

Contact Info

Ninah Hunter
Broker

Main (970) 249-7777
Cell (970) 318-0064
Email | Website

Home Depot . . . Are You Kidding?!!!

Ninah Hunter — Wed, 20 May 2009 00:01:32 -0500

Montrose, small town, family-oriented, close to the earth, community-focused, and then there's Home Depot, the big corporate, big box company governed from corporate headquarters in Atlanta, Georgia. Forget the roots of its beginning. Today, as I learned from my partner, Annabel, a 5-year employee of Home Depot in Montrose, the directive from Above is that all personal photos of friends, family, and whatever had to be removed from employee lockers and all buttons with personal photos were forbidden to be worn on the company apron during work. No explanation (could there be one?). Well, what a boon for employee morale! That should serve the customer well, don't you think? If you think this policy is as ridiculous as I do, please let your local Home Depot know, and pass this around. If someone wants to attempt a logical explanation for the policy, bring it on! Here's one of the photos Annabel had to remove from her locker (our Airedales in our Jeep at Engineer's Pass):

Incredulously,

Ninah

Another great classic car show in Montrose, and the winner is . . .

Ninah Hunter — Tue, 19 May 2009 00:11:59 -0500

Congratulations to Judy Grubbs, the winner of the People's Choice Trophy at the Black Canyon Classics Car Club show held Sunday, May 17, 2009, in Montrose, Colorado. Judy is a 8-year resident of Montrose, transplanted from "the other side of the mountain." Her winning entry is a 1969 Plymouth Barracuda. The engine is a 426 Hemi 4-speed tranny. She's owned the car since 1981. She gives credit to the lots of blood sweat and help from family and friends who got it into its present condition in 1989. Judy has been showing it ever since and having lots of fun with it. Here's a photo of Judy and her Barracuda with trophy.

Here's a photo of my friend, Randi Levine of Alpine Bank in Montrose, a first-time show entrant, with her 1981 Toyota pick up truck. She's a winner in my eyes!

And this is my friend, Jack Spiri (aka "Happy Jack"), a veteran at these shows, with his 1955 Porsche Spider, which as been a people's choice winner many times.

For the classic car enthusiast, there is always such a variety of classic cars at these Black Canyon Classics Car Club shows. So, check out their website for their scheduled events, occuring in different locations around Montrose and the Western Slope throughout the summer. Enter your car, or just come to admire the great cars and cast your vote for your favorite.

Congratulations, again, to Judy!

~Ninah

C 21 on Ice Team "Sweeps" the 2009 Broomball Tournament!

Ninah Hunter — Thu, 26 Feb 2009 00:07:49 -0600

Congratulations to my broker associate, Kylee Smith, and her hockey broomball team, C 21 on Ice, this year's Montrose/Ouray Hockey Broomball champions! After a three year hiatus, the Montrose/Ouray County Hockey Broomball League was back on the ice again this year. This year's league play consisted of nine teams organized by Michelle Hanes of Ouray. Kylee explained it to me as follows: Play included 2-3 game per week for five weeks with the single elimination "playoffs" Feb. 18, 2009 to determine the 2009 champions. Games were played by 5 players on ice, in boots, helmets and other protective gear with each player designing their own broom. Only 3 men were allowed to be on the ice at a time with one of those playing the goalie position. The other two positions were filled with females and/or children from 11-15 years. One "bonus" player 10 years and younger was allowed on the ice at all times. The games took place at the Ouray Rotary Club Ice Rink. C 21 on Ice won in a sudden death play-off.

I'm ashamed to say that, despite Kylee's encouragement, I didn't participate this year. Besides schedule constraints, I have to admit that I lost a of bit of enthusiasm after Kylee told me that, in addition to a broom, I should have a helmet, knee pads, shin pads, butt pad, wrist guards, and whatever other protection I could muster up. Well, after winning the championship with a team name honoring our company, I'm rethinking this broomball thing. At least, now, I've got a year to get my broom!

Front Row L to R: Mike Trickey, Glacier, Chase Darling, Mariah and Tyler Hilton
Back row L to R: Ben Tisdel, Kane Darling, Kjersten Davis, John Nixon, Steve Hilton, Kylee Smith, Michelle Hanes, organizer (Check out all those missing teeth!)

Congratulations, again, C 21 on Ice!

~Ninah

Notice of valuations due May 1st this year--should be interesting!

Ninah Hunter — Fri, 20 Feb 2009 15:02:18 -0600

Real Properties in Colorado will be re-appraised this year, which happens every odd year. Property owners will be getting a notice of valuation by May 1st of this year. The new tax amounts will go into effect for the years 2009 and 2010 (payable in 2010 and 2011). Now, here's the interesting part. We (property owners) are being warned to expect property values, and therefore, property taxes, to increase, rather than decrease, despite the obvious decline in the real estate market over the past couple of years. As explained by Debbie Griffith, the Delta County Assessor, who visited my Delta office recently, if values do increase, it will be because the sales data collection period ends on June 30, 2008. While sales volume (i.e., quantity sold) fell signicantly, values generally did not during this period from mid-2006 to mid-2008. In fact, some values increased. This explanation has been echoed in newspaper articles I've read in both Ouray County and Montrose County. In truth, depreciation in values in our area have lagged considerably behind the declines in harder hit areas of the country. Our regional MLS market statistics bear this out. Despite this explanation, I'm anticipating a lot of property owners will be puzzled, and not necessarily happy, when they receive their notice of valuation to find the value of their property has increased, and, consequently, so have their property taxes.

Valuation and taxation in our counties are a rather complex process. You can get a pretty good explanation by reading the brochure, Understanding Property Taxes in Colorado available on the Montrose County website. As Delta Assessor Griffith explained, complicated, statistical formulas exist to determine value, which vary among different distrcits or areas. In some cases, valuations can be more accurate because maybe 140 properties are being compared versus 5-7 in a typical appraisal. On the other hand, they may not be as accurate because variations can exist among smaller, more specific areas or neighborhoods and because most properties are not physically inspected. For this reason, disgruntled tax payors may appeal if they disagree with a valuation. Be forewarned the period to appeal is very short. The appeal must be received by the Assessor by June 1st (if mailed, the appeal must be post-marked by June 1st). In Delta County, you may also appeal by telephone. The appeal should include an explanation as to why the value is wrong, which is most often done by comparing your property to other similar properties that sold in your neighborhood or nearby. You can also request that the Assessor visit your property to confirm he/she has current and correct information. Be careful with that, however, because a physical inspection could result in even higher taxes if the Assessor discovers signficant remodeling or other improvements, expecially those that increase square footage or living space, new outbuildings, etc., about which the Assessor previously had no information.

If you contemplate making an appeal, you should review the information in your notice of valuation carefully. Then, you can research recent sales in most neighborhoods via the Assessor's Property Record Search (ITAX in Montrose, ITAX in Delta, and ITAX in Ouray. Most Realtors are willing to provide at no cost recent sales information to anyone who wishes to appeal their taxes. That is certainly true of me or any of the broker associates in my office. Of course, if you're contemplating selling your home this year, and your value goes up, then maybe you should just count your blessings!

Dream Lot for Dream Home in Duckett Draw, Montrose, Colorado

Ninah Hunter — Thu, 19 Feb 2009 14:38:56 -0600

Dream Lot for Dream Home in Duckett Draw, Montrose, CO

65434 Sunridge Court, Montrose, CO 81403 View Map

Hard-to-find residential 3.2-acre lot in beautiful Duckett Draw south of Montrose in Clearview Estates Subdivision. Currently owned and used by owner of adjoining Lot 1 for pasture and growing hay, which yields about 250 bales/year (about 400 bales with Lot 1). Fully fenced and cross-fenced with irrigation system, including pipes and sprinklers, with ample irrigation water through HOA. Horses are allowed. A very build-able lot that offers wonderful views of the Valley, Grand Mesa, and the Sneffles Range. The adjoining Lot 1 with home is also for sale (see MLS # 619485), and may be purchased with this lot for a package price to be negotiated.

Details

Asking Price:

$150,000.00

MLS:

619583

Subdivision:

Clearview Estates

Property Amenities

Contact Info

Ninah Hunter
Broker

Main (970) 249-7777
Cell (970) 318-0064
Email | Website

Are you still sitting on the fence? - Montrose Tri-County Area MLS Sold Stats and Analysis

Ninah Hunter — Thu, 29 Jan 2009 12:59:14 -0600

Year-end 2008 in the Montrose market was a happy surprise for me and my office. With the current state of the economy and the holiday season, I was expecting us to be quiet (that's a euphemism for "dead"). But activity picked up, and the good news, is it has continued into the new year. It's hard to pinpoint just what has caused the increased activity, but I can only surmise that, in part, buyers are finally realizing it truly is a great time to buy with interest rates at all-time lows. Probably the elections behind us and renewed public confidence and hope are contributing factors, as well. I'm also hearing that other markets, which have historically been our "feeder markets" in Californai, Arizona, Florida, etc., are picking up. In between all that good news, however, are the continued reports of bail-outs, job losses, more credit tightening, war worries, political corruption, presidential admonitions of there being no easy, quick fix, that just add to the ups-and-downs and uncertainty of our economy, nationally and globally. So, go figure.

Forutnately for us in Montrose, although our real estate market unquestionably has felt the effects, it has not suffered to the degree of other markets, as the 2007-2008 Comparable sold stats from our local MLS reveal. Click on the links below to see these stats for Montrose County and Ouray County,

Montrose County

Ouray County

Below are the comparative MLS sold stats for residential properties in Delta County.

DELTA RESIDENTIAL 2007-2008 YEAR-TO-YEAR COMPARISON REPORT

Qty Sold

% Chg

Volume Sold

% Chg

Average Sale

% Chg

Median Sale

% Chg

Qty Active

% Chg

RESIDENTIAL

Delta

Current Period

172

31,727,753

184,463

170,000

403

One Year Ago

232

44,074,689

189,977

171,815

540

Increase/ (Decrease)

(60)

-26%

(12,346,936)

-28%

(5,514)

-3%

(1,815)

-1%

(137)

-25%

As you'll note for all 3 counties, although the volume (number of units sold) is definitely down from a year ago, the median price of all properties sold is remaining fairly steady. One exception concerns the residential units sold in Ouray County, where the median sold price decreased by almost $100,000. Of course, median/average prices in Ouray County have always been significantly higher than Montrose and Delta Counties, and Ouray County has a greater number of seasonal residents or people who own second or vacation homes in Ouray County (those that bought from our feeder markets). So, it's no surprise that this sector of the market has been hit harder.

I believe it would be a great time right now for anyone that can afford to do so (read "financially" "physcially" and "emotionally") to invest in Ouray County (which includes the Town of Ridgway where I live) as a long-term investment, since Ouray County is one of those very desireable, resort-like, vacation areas that in recent years had enjoyed significant growth and appreciation in real estate values due to high demand and low supply, until this recent bust in the real estate market. I predict that within 5 years, maybe less, those real estate values will, again, take another significant swing upward, as the economy improves across the nation. I doubt one will see another buying opportunity like this in Ouray County for quite some time, if ever, with these depreciated, lower values combined with some of the lowest interest rates in history. And if you've seen the photos on my blog, you can tell what an incredibly beautiful place Ouray County is.

Of course, Montrose and Delta Counties offer some enticing investment opportunities, as well, with much more affordable inventory and a greater pool of potential renters for an investment property that is more likely to cash flow than in Ouray County. During the hey-days of 2003-2006, we did see appreciation in the double digits, which is not likely to return any time soon, but at least enough to surpass a conservative investment portfolio of mutual funds and stock--and we're all scared of those right now, anyway, right?

Kidding aside, I've now gone from hoping to expecting the market to continue its way upward as we approach springtime and through the fall season. Obviously, investing in real estate may not make sense to everyone in light of the uncertainty of today's economy, but if you're still sitting on the fence, you may end up falling off on the wrong side.

~Ninah

Snow? No Problem!

Ninah Hunter — Sat, 24 Jan 2009 17:22:18 -0600

First, a belated Happy Holidays, Happy Winter Solstice, and Happy New Year, everyone! I'm a bit behind in catching up, but thought I'd do so before the first month of January is behind me. We've had a terrific winter so far on the Western Slope, with one of the snowiest Decembers in quite some time. It took me until January 8th, however, to hit the slopes in Telluride, but it sure was worth the wait. Annabel and I could not have chosen a more perfect day--sunny, warm, clear and not crowded. The next day it snowed. Here's a photo of us on the See Forever Run. That's Mountain Village below, and beyond you can see San Miguel Canyon and the La Sal Mountains in Utah way in the distance. It was a great day, especially, considering it snowed the next!

It has stayed pretty cold through December and January, keeping snow on the ground at my home in Ridgway. But my dogs love it. I just strap on the snow shoes and take them in the 35-acre field behind the house or around the neighborhood, and invariably meet neighbors doing something similar, like cross country skiing. Here's a photo a neighbor took of me and my Airedale dogs, Huckleberry and Shamus, on the road in front of my house. Those are the Cimarron Mountains to the east behind us.

With the good snow prevelant everywhere, I've had a lot of conversations with friends and colleagues about their snowy past-times and adventures, some of which appeal to me, others not so much. But the exciting thing is the variety of activities in which one can participate during the winter in Colorado. So, I thought I'd list a few. Here they are:

Downhill skiing

Cross-country skiing

Snow-shoeing

Ice skating

Ice climbing (be sure to visit the Ouray Ice Park)

Snowmobiling

Ice fishing

Ice Hockey

Broom Hockey

Dog-Sled Racing

Skijorning

Bird-watching (especially the Bald Eagles this time of year)

Well, that's what I've come up with so far. Can you think of some more?

Happy winter, everyone! I'll catch up on real estate news in another post.

~Ninah

Every Day Should Be Thanksgiving!

Ninah Hunter — Sat, 29 Nov 2008 13:48:27 -0600

This past Thanksgiving Day turned out to be more special than I anticipated. For me, it's no longer a big family event, with both my parents now deceased, my siblings and varoius newphews and nieces in other states, and no children of my own, and most of my neighbors with family visitng theirs. This year, after several invitations, from us to others, and a mix-up in communication with some neighbor friends, my partner, Annabel, and I ended up in Montrose at the home of some dear friends, whom we really haven't seen nearly enough during this past year. Like us, Jen and Maree, do not have children or big extended families who live in town. What they do have, like us, is a big, extended group of friends of various ages, backgrounds, interests, and even some with children.

There was about 25 of us, and it was a potluck affair. So, oh, my goodness, was there some food! I'm still stuffed. It was great to catch up with friends we hadn't seen for awhile, and to meet some new ones. Best of all, it was just a wonderful opportunity to chat, laugh, socialize, eat, drink and be merry, and to forget about all the negativity permeating the news and the work-a-day conversations of the last several months. So, as I'm still glowing this weekend from a warm and friendly Thanksgiving gathering, I'm re-committing myself to being thankful and saying my gratitudes everyday. I'm starting with the following.

I am very grateful for:

1. My health, mental and physical;

2. My lovely, devoted friend and partner of 30 years;

3. My warm, energy-efficient, cozy home with awesome views of the Cimarron Mountains, from which to enjoy the first snow showers of the season.

4. My charming, loyal Airedale dogs, Huckleberry and Shamus, always good for a laugh.

5. My dear sister, Barbara, in San Diego County, who is never more than a phone call or email away, . . . and who has bought more property in Colorado from me than anyone!

6. A career that I love and my fantastic team of broker associates--I finally found that something I love to do which means I'll never have to work again!

6. The loving memories of my mother and father, who will always be close to me in my heart and a source of strength, and comfort during the holidays and every day.

I hope all of you had a joyful Thanksgiving. Let the Holiday season begin!

~Ninah

. . . I'm also grateful for rainbows out my front window!

A Crisis of Confidence . . . and what we can and should do about it

Ninah Hunter — Sun, 12 Oct 2008 15:43:20 -0500

We all know that negativity and sensationalism is what sells, and that is definitely what is selling in this tense economic climate. It's clearly having an adverse effect, as we see panic-stricken consumers and investors sell off stock and remove deposits from banks, which only adds to our economic woes. Because of this, I and several of my fellow Realtors, mortgage brokers, title companies, and even our local radio station, have been on a mission to boost consumer confidence in our local Montrose area economy, where we have not experienced the same real estate downturn as in other parts of the country. As I've said to several people lately, if I weren't reading and listening to the news, I'd actually think we were doing quite well based on how well I've done throughout the summer and into this fall. Fewer buyers may qualify now to buy, but in Montrose, our local lenders confirm they still have plenty of money to loan and good loans for the qualified buyer. Real estate values have remained fairly steady since the decline began nationally around mid-2006. It's actually a terrific time to buy real estate in Montrose. And if one has to sell to buy, then it's a good time to sell, too.

Just to make sure I'm not fooling myself, I have been reading and researching a lot. I found some glimmer of optimism in Jason Zweig's article in the Wall Street Journal, What History Tell Us About the Market, which suggests investing now rather than waiting till we hit rock bottom will have its rewards. This morning, on Face the Nation, I listened to an interview of Dr. Fred Bergsten, Director of the Peterson Institute for International Economics. As he points out, we are in a "crisis of confidence." Consequently, it will be crucial for our government, and those globally, to respond together, quickly and adequately to address the current crisis to boost consumer confidence. So, my challenge, and plea, to all of you, my fellow real estate professionals , affiliates, and all business owners, is please help combat the negative media and boost consumer confidence in as positive, realistic, and responsible manner as your real estate market and economy dictate. After all, so often perception is reality.

I made it!!

Ninah Hunter — Mon, 29 Sep 2008 15:08:00 -0500

Well, I'm way behind in catching up on posts, but before the month gets away from me, I wanted to let you know how I did at the annual Imogene Pass Run, held earlier this month on September 6th. My goal was just to finish, and that's what I did. I didn't make the first turn-around time at mile 7.5, but they let me carry on. I knew I could finish, and my timing didn't matter to me. The weather could not have been more perfect. About 1,100 runners participated, including my sister, Barbara, from San Diego, CA, and my niece, Josie, from Flagstaff, and Kylee from my office. We had our own support team in the way of our friends, Annabel, Ann from my neighborhoos, and MJ (also from San Diego), who hiked up 3 miles and met us (well, Barb and me) at the end.

I have to say this was one of the most physically challenging things I've ever done, but what an incredible venue in which to challenge myself. I felt so pleased and relieved when I finally summitted Imogene Pass at just over 13,000 feet. But I quickly realized jogging down 7 miles on a tricky, steep and rocky jeep road wasn't a cup of tea. Since I knew I wasn't breaking any records, I decided to minimize my chances of breaking any bones and walked most of the way down after the first 2 miles, especially after meeting up with my friends, Annabel and Ann. I did, however, sprint in from the last quarter mile. It took me about 7.5 hours. My sister made it in at 6:50, Kylee in just over 5 hours, and my 28-year old, 8-week pregnant niece made it in at 3:50! My training buddy, Sharalynn, was the last to be timed in at 6.5 hours, and even got called for an interview by a local newspaper! She wasn't so sure if she liked such notoriety, but like the rest of us, was so pleased just to have finished. I achieved my other goal in signing up for this event, and that was just to scare myself into training on a regular basis. The momentum remains and I'm happy to report that I'm still regularly running and walking and looking forward to being in much better shape for the ski season. I'm even contemplating doing it again next year since I know a lot better what I need to do to train and have more time to train for it. If any of you are interested, check out the Imogene Pass Run site. They have race results, training tips, and information already about the 2009 run. Registration starts June 1st, and it will fill up in about a day. So, mark your calendar!

High Altitude Fitness Training for the Not-So-Fit

Ninah Hunter — Wed, 13 Aug 2008 12:37:23 -0500

Hi, all,

As some of you who have been following my blog may know , I've been training for the Imogene Pass Run September 6th. It's a 17-mile high-speed walk/run from Ouray to Telluride over the 13,000+ foot Imogene Pass. My training has been fairly consistent, but interrupted by a couple injuries, first a strained ankle, then a strained back (laying stepping stones). I have to admit that at 54 years and a hiatus from any fitness training for about 12 years, it's been much harder to get back in shape. The longest distance I've gone so far is 12 miles, but most mid-week sessions are less than 5 miles. I've done minimal cross-training. My recent problem is that it seems to take me longer to recover than when I first started, but I push myself so now I'm training tired.

So, all you fit fitness gurus, any suggestions or words of wisdom as to what I could or should be doing to ensure I'll have the strength and stamina to finish the race? I'm not so concerned that I can't make the 17 miles, but there's a turn-around time I have to meet at the first 7.5 miles, all uphill, of course. I know that if I'm not in shape now, 3 weeks is not going to make a huge difference, but I'm assuming there must be something I can do to ensure the best shape I can be in and avoid undermining my progress so far.

Thanks for any advice.

~Ninah

Blue Lakes Trail

Ninah Hunter — Mon, 04 Aug 2008 00:39:34 -0500

My new friend and fellow runner/hiker-in-training for the Imogene Pass Run, Sherralyn Daniels, and I hiked the Blue Lakes Trail this past Saturday as far as the lower Blue Lake. This is a popular trail and one I had not done before, but had heard much about. Actually, I'd seen the lakes from atop Mt. Sneffles when I'd hiked that a couple years ago. Our approach Saturday was from the trailhead from East Dallas Creek Rd. (CR 7) off Highway 62. It was a beatiful and challenging hike, 3.3 miles to the lower lake. The wild flowers were a highlight. Arriving at the lower lake was like being in a wonderland. The lake was actually turquoise, not just blue, situated in an amphitheater of steep mountain sides and a cascading waterfall-into-creek from above, fringed by pine trees and blooming fields of wildflowers to the edge of the water. We stopped for lunch at the lake shore, dipping our hot, trail-weary feet into the icey cold water--that didn't last long!

Because we were both under time constraints to get back, we opted not to proceed to the upper lakes, but we did have to discover where the trail continued, since it wasn't obvious. We found the trail continued by crossing a huge tree trunk across the creek, which we walked over, then the trail cut a narrow path through waist-high wild flowers and shrubs. It then went straight up, almost through a creek/waterfall bed, which we scrambled up, climbing now, not hiking. We made our way to a ridge that continued upwards around and over the lower lake, presenting evermore breathtaking views of the lake and amphitheater from a higher perspective. We stopped on a rock outcrop to take in the view and discuss how much more training we needed and the concern we had about successfully completing the Imogene Pass Run. From above, a single, elderly (well, let's say in her 60's) woman came trekking down, totally enthused about the flowers and what she'd seen. She encouraged us to go just another 10 minutes upwards to view a beautiful field of lupine flowers, which we did.

The return trip was just as beautiful, fun, and challenging, and seemed much longer than going up. We were fortunate to have clear, sunny weather in the shade most of the day, getting into a few sprinkles of rain just as we returned. Round trip was about 8 miles. It's amazing how much longer and harder a mile going up and down hill is than on the flat! I was sorry I didn't have a camera with me. But to get another hiker/photographer's account of this trail, with some gorgeous photos, click here. For more info on Ouray County trails, visit www.ouraytrails.org.

I was a bit tired and sore today, which made a good excuse to stay home and do housework and work on taxes--I'd rather have been out hiking again, but did enjoy a brief rainstorm from the safety and comfort of my home.

~Ninah

Wow! And it's in our backyard!

Ninah Hunter — Fri, 01 Aug 2008 00:06:02 -0500

Last Sunday-Tuesday, my friend, Annabel, and I took a road/camping trip along the Uncompahgre Plateau. It was the first time we made this trip after living in this neck of the woods for almost 5 years--and it's in our backyard (so to speak)!! We started from Montrose, taking old Highway 90 up the Plateau, proceeding along Divide Road. First night we spent at Colombine campground, a no-charge primitve site with picnic tables and fire rings. I don't recall exactly, but I think we were definitely at 8,000' or higher. The road took us through mostly thick pine forests and occasional open meadows, with the beautiful Colorado wild flowers in full bloom. Despite 2 very good maps on hand, we noticed many more forest and 4-wheel drive roads and trails not marked on our maps. Obviously, more local folk in no need of maps knew this area better than we did and were out enjoying it all on quads and quadripeds (aka horses). Only 2 parties in camp that night.

Next day we continued north along Divide Road, which took us to greater heights (over 9,000 feet) and along the ridge overlooking canyons and the west end of Montrose County toward Nucla and Norwood, with sole Lone Cone Peak in the distance. Terrain kept changing from evergreens to aspens, open meadows, fields of wild flowers, to our next campsite at Cottonwood, now in Mesa County. Again, just us and another party, and a herd of cows. Our airedale dogs became cow dogs and helped herd them away from our site. Both nights we enjoyed good, warm weather (after one brief downpour the first night), BBQ'ing on the fire ring, and me with my baby Taylor guitar singing around the campfire--about the only time I play and sing these days, and my fingers let me know I was out of shape!!

Tuesday, we dropped down off the Plateau and Divide Road (about 90 miles later from Montrose) onto Highway 141, on the Unaweep-Tabeguache Scenic Byway, about 15 miles south of White Water. We've driven this stretch before, but it's still as beautiful and breathtaking as always, as we head south back toward Ridgway, stopping in Gateway at the relatively new Gateway Canyons Resort for lunch at the Paradox Grill. A few miles from home, along Highwya 62, a black bear runs across the highway in front of us. Only the second bear sighting since living in Colorado--we were thrilled!

Getting home is always a pleasure and a reminder of how lucky we are to live in such a beautiful place on earth. The day and our short road trip ended, as usual, on our front porch swing with cocktails in hand, enjoying the gorgeous, never-the-same sunset Alpenglow over the Cimarron Mountains. Ah! Life, she is good!

~Ninah

Photo from my front porch of sunset over the Cimarrons