Your Western Colorado Connection

Happy Memorial Day!

Keller Williams Colorado West Realty, LLC — Mon, 28 May 2012 08:07:16 -0700

Ouray County Colorado May Market Update--Good Deals Go Fast!

Keller Williams Colorado West Realty, LLC — Wed, 11 May 2011 18:04:19 -0700

Although I work out of my real estate office in Montrose, CO, I also live in Ridgway, Ouray County, Colorado, a county with a population of less than 5,000. I get the occasional listing or buyer looking in this area, which alway pleases me, since I love living here so much. This past May Day, as I worked from my beautiful home with the spectacular view of the Cimarron Mountains, I thought I'd take a look at the residential active and sold listings for Ouray County on our MLS.

I found 262 such listings, of which 28 sold in the last 6 months. That represents less than 11% of the inventory. Of the active listings, prices range from $99,000 to $7,995,000. Average asking price is $603,916, and median asking price, $408,000. Average days on the market is 332 (and counting).

Of the sold listings, the prices ranged from $99,000 to $770,000. The average sale price was $306,579, and median sale price, $260,000. Average days on market was 225.

Out of the 262 listings, 17 are bank-owned (foreclosures), which represents less than 7% of the total market. Of these 17 listings, 10 sold within the last 6 months, ranging in sale prices from $148,000 to $328,000. Those 10 sales out of the total of 28 sales means that almost 36% of the sales were foreclsoures.

Of the 7 active foreclosure listings, 3 are under contract ranging in asking price from $144,900 to $292,500. The 4 remaining active listings not under contract range in price from $155,000 to $450,000. The latter started out with an original price of $750,000!

Clearly, what is moving in Ouray County are the real bargains (i.e., bank-owned) or more relatively affordable homes for Ouray County, i.e., close to $300,000 and under. While it is a great time to buy in Ouray County, in fact, there is not a whole lot of bargain or affordable inventory. Such inventory that exists goes quickly. So, if you're thinking of buying in Ouray County, you will need to keep a close eye on the market and move quickly to take advnatage of these good deals.

Do you live in Ouray County? Are you buying or selling? Let us know what your experiences have been like in this market

Ninah

P.S. Do you recognize this photo? It's in Ouray County. If you've never seen this in person, you may have seen it in the original John Wayne movie, True Grit.

3 Essential Pre-Home Buying Steps--Preparation is the Key

Keller Williams Colorado West Realty, LLC — Sun, 10 Apr 2011 10:52:53 -0700

Thinking of buying a home? If so, there are 3 essential steps you must take before even beginning your home search. Otherwise, you may besetting yourself up for dissappointment, or just even selling yourself short:

1. Obtain a copy of your credit report, and your credit score. Better yet, get these from all of the 3 major credit reporting bureaus: TransUnion, Experian, Equifax. Under federal law, you are entitled to get a free report once a year. AnnualCreditReport.com is the official site to order your free report. Bear in mind, this does not include your credit score, which you'll have to pay for. It's about $8 per company. You can get free credit scores by signing up for free trials on various credit monitoring sites. Just Google search "credit score" or "credit score free" for such sites. For a terrific report that explains the credit scoring process and some of the myths associated with that process, read the special credit report, Revealed, by Dan Beck of Credit Management Specialists.

2. Review all of your credit reports carefully, and make sure all of them are accurate. If you notice something you don't recognize, investigate and make sure it is legitimate. If you see something that you know is not yours, that has been paid, or is incorrect, you can formally dispute it. Ideally, all of your credit reports should be accurate before applying for a loan. Otherwise, you could be denied a loan or not be qualified for the best one, or simply delay your approval.

3. Meet with a local lender to get pre-approved, not just pre-qualified, for a loan. You should not take this step until you know your credit reports are accurate. When you ask for a copy of your credit report, it will not count as an "inquiry." Inquiries from third parties do have and adverse affect your credit score, especially if there have been several in recent months. When you meet with the lender, bring copies of your credit report(s) and score(s), information and verifying documents regarding your employment, income (pay stubs, tax returns), monthly household expenses, and monthly debt. Your lender may have a questionnaire or list of things they will need from you, which will help you gather the necessary information. Your lender can then give you and idea of what type of loan and amount you might get. This is a pre-qualification, based on unverified information. To get pre-approved, the lender will need to submit your application, review your documentation to verify the information, and order a credit report (which is an inquiry).

Being prepared in this way, you can then begin searching for homes, with the peace of mind knowing you can actually buy the one you want when you find it.

Looking for the Best Shopping in Montrose, Colorado? Try Murdoch's!

Keller Williams Colorado West Realty, LLC — Sun, 27 Mar 2011 17:20:20 -0700

The main attraction in Montrose, Colorado may not be shopping. So, it’s a good thing I’m not much of a shopper. We do have of a few big box stores, like WalMart and Home Depot. We also have couple of relatively new shopping centers, Oxbow Crossing and River Landing with Target, J.C. Penney, Sports Authority, famous footwear, and the Natural Grocer, and a local favorite, The Looney Bean coffee shop. Oxbow Crossing is where you'll find a medley of specialty stores and restaurants, along with a couple of fitness centers. But my most favorite place to shop in Montrose is . . . believe it or not . . . Murdoch’s Ranch & Home Supply!

If you’re new to Montrose, Colorado, or even just visiting and have never been to a Murdoch's, be sure to stop into this store. It does have, in fact, a great inventory of ranch equipment and supplies. For that reason, you'll find a lot of real cowboys and ranch hands. There is, however, a lot to offer the homeowner, as well, such as patio furniture, garden supplies, yard art, portable fire pits, fencing and supplies, garden equipment and tools. Murdoch's in It also carries all your horse supplies, including a pretty good assortment of tack. You can find everything you need for cats and dogs and other small animals in the pet section. You can even buy your baby chicks in season at Murdoch’s in Montrose.

Murdoch’s wonderful gift department is one of my favorites, featuring beautiful western style jewelry, pottery, paintings and prints, blankets, handbags, greeting cards, and other knick knacks. Murdoch’s is definitely the place to go to get yourself outfitted in western apparel, whether you’re the real McCoy or just an urban cowboy. You'll find plenty of both kinds in Montrose, Colorado.

Actually, Murdoch's to me is a rather good reflection of the wonderfully rural, active, and diverse lifestyle we lead on the Colorado Western Slope. It is also all I need in one-stop shopping. And for those of you for whom it is not, well, there is always Mesa Mall in Grand Junction.

~Ninah

Learn more about living, working, playing, and investing in real estate at NinahHunter.com

Hot Deal on 1-Acre Homesite in Divide Ranch and Club, Ridgway, CO

Keller Williams Colorado West Realty, LLC — Sun, 27 Mar 2011 12:55:05 -0700

Such a hot deal on a 1-acre homesite in Divide Ranch and Club in Ridgway, Colorado doesn't come along very often, even in this down market. It is priced at only $35,000, when the median price of all lots for sale in Divide Ranch is about $180,000.

This nicely wooded lot sits across the road from the 14th tee of the Divide Ranch and Club Golf Course, offering up spectacular views of the San Juan Mountains from all angles through the tall Ponderosa trees.

For more information, photos, and a virtual tour, click on this link: Divide Ranch and Club Homesite in Ridgway, CO For Sale.

Then call me today to make it yours today!

NINAH HUNTER
Keller Williams Colorado West Realty
(970) 318-0064
Ninah@NinahHunter.com
NinahHunter.com

Search here for more Ridgway, CO homes and land for sale.

5 Reasons Why Now Is a Good Time to Sell--and Why It May Not Be

Keller Williams Colorado West Realty, LLC — Sat, 01 Jan 2011 20:48:28 -0800

We've been hearing for quite some time that it's a buyer's market and a great time to buy. That is probably not going to change any time soon in 2011. So what happens if you're a seller or thinking about selling? Are there good reasons to sell now? Here are 5 reasons why now may be a good time for you to sell:

1. Buyers are buying. If the increased buyer activity I experienced locally in the 2010 fourth quarter and through the holiday season is any indication, buyer confidence is being restored. As the real estate market continued its downward trend in 2010 and more foreclosures hit the market, it appears buyers are finally realizing there are some good deals, even hot deals, out there that they need to take advantage of. The percipitous jump in mortgage rates over a 2-day period in the last quarter may have also contributed to this activity. So, why not put your home in front of these buyers who are seriously looking?

2. You plan to buy another home once you sell yours. If you plan to buy another home, particularly a move-up home (i.e., bigger, more expensive), then whatever you may lose by selling now will be made up upon your purchase. You, too, can take advantage of the buyer's market. What you need to consider is how much equity you have in your home today, not compared to 3-5 years ago at the top of the market. Value is relative to current circumstances. To illustrate, let's say you bought your home 10 years ago for $150,000. In 2006, it was worth $300,000, but now it's only worth $250,000. You've still realized a gain of $100,000! Forget about the hypothetical, paper loss of $50,000. Again, by selling now, you will also be buying a home that also may have been worth $50,000+ more 3 years ago.

3. Interest rates are still low, but will go up as the market improves. Now this may seem more advice to a buyer than a seller, but what a seller needs to keep in mind is that the more interest rates go up, the less a buyer can afford to buy. A rule of thumb is that for every 1% the mortgage interest rate goes up or down, a buyer's buying power goes up or down $10,000. So, assume the interest rate is 4.75% today and a buyer qualifies to purchase a home at $300,000. If in 6 months the interest rate goes up to 5.75%, that same buyer (assuming no other changes in circumstances) could only buy a a home for $290,000. If in a year the interest rate increased to 6.75%, the most the buyer would could afford is $280,000. If you wait another 6 months to a year, you may have to lower the asking price from $300,000 to $280,000 to get it sold. In short, it is somewhat of a gamble to wait 1-2 years to sell in hopes that the appreciation in your home's value will exceed the effect of increasing interest rates.

4. It will cost you less to rent than to keep paying your mortgage and other housing expenses. Most of us have bought into the "American Dream" of home ownership and, in fact, have enjoyed the real emotional and financial benefits of home ownership in years past. Unfortunately, during the boom years, too many Amercians also used their homes as ATM machines or collateral to finance other purchases or investments that were not appreciating or income-producting assets. With the burst of the real estate bubble and the economic depression taking on global proportions, many people have now started questioning the American Dream as a right versus a privilege, or even as a wise investment given a someone's economic and personal situation. So, if you find yourself with a refinanced mortgage or 2 or more mortgages with combined payments that exceed the monthly rent of a comparable home, then maybe now is a good time to sell and rent something cheaper. If you can do so and put away the difference into savings or use it to pay off other debt, this could make more economic sense until your financial situation and the economy improve.

5. You have to sell. Okay, I realize need or distress does not make this a good time to sell, but it does make it a reason to sell now. And reasons number 1 and 3 come into play. If you find you can no longer make your mortgage payments, the worst thing you can do is bury your head in the sand or hope for some miraculous turn of events, i.e., you find a new job, get a huge pay raise, win the lottery, inherit a small fortune, or whatever is needed to get you out of your distressed situation. I've experienced too many sad cases lately of people getting much less for their homes or being forced to walk away with nothing by failing to seek expert advice and act promptly and reasonably upon it. That included failing to price a home very competitively to get it sold promptly which caused it to languish on the market as the market continued to trend downward. Even though there are signs of an improving market, reason number 3 may prevent you from getting top dollar for your home if you wait too long to sell or do not price it competitively in today's market.

So why might it not be a good time to sell now? Well, that would be if you don't have to sell, don't plan to buy another home, your mortgage payment (principal, interest, taxes and insurance) plus maintenance costs are equal to or less than the rent payment (for which you get no tax deduction) on a comparable home, or you simply want and can afford to live in your home for at least another 3-5 years, or indefinitely, until the market improves.

Green is the New Gold

Keller Williams Colorado West Realty, LLC — Sat, 13 Nov 2010 12:09:57 -0800

Building "green" may be a modern day buzz word, but it's something to be taken seriously when considering what to buy or invest in or where to spend your money when remodeling an older, less energy-efficient or environmentally friendly home for resale purposes. To see what buyers want most in the way of green features, read below the research survey results from Keller Williams® Realty:

Oct24 - KW Research

Green is the new gold. KW Research survey reveals the green features that matter most to buyers. Green homes sell faster and command a higher price than traditional construction, and the demand for green homes is climbing quickly. According to a survey conducted recently by KW Research, nine out of 10 agents indicated that green homes have a higher market value than similar homes without green features. So just what green features have the highest appeal among buyers? A double-pane or low-e window tops the following list of 17 features that fall within the category of “green.” Green features that buyers were looking for in their home search in the past 12 months:

Double-pane or low-e windows	39.1%
Energy-efficient appliances	36.8%
Insulation	25.7%
Heating/cooling/climate control	25.5%
Solar panels or solar powered heating or appliances	22.4%
Non-specific energy efficient or desire to keep bills low	15.1%
Tankless or other high-efficiency water heater	14.8%
Water conservation (rain barrels, low flow toilets)	9.7%
Low- or no-VOC paint	7.9%
Energy efficient and/or sustainable roofing materials	5.9%
Tech shield/radiant barriers	4.8%
Bamboo flooring	4.3%
Energy efficient lighting	3.9%
Air quality / Allergies / Asthma	3.0%
Fans	1.8%
Landscaping, xeriscape	1.0%
A home that is "off the grid"	0.5%

Source: KW Research

Good-bye Century 21, Hello Kellers Williams!

Keller Williams Colorado West Realty, LLC — Sat, 13 Nov 2010 11:40:37 -0800

Hello, all my ActiveRain friends!

I've been absent for awhile, primarily due to focusing on Facebook and other social media, not that I was purposefully neglecting ActiveRain. But now I'm making a commitment to get back into the ActiveRain swing of things, since I truly believe this is one of the best places for fellow real estate professionals to connect, share, network, and learn.

For those who don't know, last month, I closed my Century 21 office. Hated to make that decision, but it was a smart thing in light of these ongoing economic difficulties (disaster?). I was coming up on my 4th anniversary of owning the business and looking at another year of loss with no real relief in sight any time soon . While doing some business planning, I read a good article on that subject (I think from Inman News), specifically, about cutting back expenses. One of the suggestions was simply "close the office." Well, that was an epiphany for me, because I'd been slashing expenses right, left and center, and pretty much had no more I could slash. It dawned on me that closing the office was, in fact, the quickest, most sensible way to eliminate a tremendous amount of monthly overhead, while I could still remain in the real estate business. So, I made the decision quickly, but not without first exploring my options at other real estate brokerage firms in town, Century 21 no longer being an option.

I knew about Keller Williams from when I lived in California. I have always admired its business model and read all of Gary Keller's books. I started with a bit of research on the internet. This franchise has not been very well known on the Colorado Western Slope, and the Montrose office was less than a year old. A few months ago, one of my dear friends and fellow real estate brokers closed her independent real estate office and merged with the KW office in Montorse. I met with her and her team leaders out of Grand Junction, and it didn't take them long to convince me to join them. Fortunately, most of my broker associates followed me over, so we really haven't lost a beat, other than increasing our real estate family and the energy, and enthusiasm in our new Keller Williams office. I'm coming up on my first month with Keller Williams, and I can honestly say, I made the right decision. I am pleased to be a part of a healthy, agent-centric franchise that has actually grown and profited during the turmoil of the past 4 years of global economic challenges.

So, if you happened to notice the change in my colors from gold to red, that's why. And I share this in case other brokers here may be considering making a similar move. It was, in fact, difficult getting to the decision, but once the decision was made, it was easy to move forward, knowing I had done the best I could for my business and my agents, and knowing that we will continue and prosper together this point forward.

NINAH HUNTER, now with Keller Williams Colorado West Realty in Montrose, Colorado

Affordable Living In Montrose, CO on Large Lot--bring the kids, dogs, toys!

Keller Williams Colorado West Realty, LLC — Wed, 18 Aug 2010 17:50:24 -0700

Beautiful Riverfront 2-Acre Lot with Spectacular Views

Keller Williams Colorado West Realty, LLC — Sat, 17 Apr 2010 11:54:27 -0700

Gorgeous, 2-Acre, Riverfront Lot with Fantastic Views

783 Meadows Circle, (Lot 13), Ridgway, CO 81432 View Map

Build your dream home on this beautiful, cleared and level 2-acre lot in the desirable Dallas Meadows subdivision situated 2.5 miles north of the town of Ridgway. This lot adjoins the Uncompahgre River below the escarpment portion of lot.

Your custom home can be positioned to take advantage of the spectacular views of the Sneffels Mountain Range to the south and of the Cimarron Mountains to the east. The friendly human neighbors are complemented by abundant wildlife, including deer, elk, fox, and bald eagles. Horses are allowed (1 per acre).

The lot has 1.5 shares of irrigation water through the Wood Perry Ditch company at $30/year. The HOA annual fee of $350 covers domestic water on a private system for unimproved lots. Once improved, the annual fee will be $450. Copies of the covenants and architectural guidelines can be found on the HOA's website at http://www.dmca.us.

Seller financing is available to a qualified buyer with a 30% down payment, 5% interest on the balance, amortized over 10 years, with a balloon payment due in 3 years. Don't let the chance to live the Colorado dream pass you by!

Details

Asking Price:

$215,000

MLS:

639796

Subdivision:

Dallas Meadows

Property Amenities

Contact Info

Ninah Hunter
Broker

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

All information is deemed reliable but is not guaranteed.

First-Time Homebuyers May Find New Expenses with New Home--but don't forget the tax benefits

Keller Williams Colorado West Realty, LLC — Sat, 17 Apr 2010 11:43:40 -0700

As the expiration of the First Time Homebuyer Tax credit approaches (April 30th), there have been varying reports on how much this tax credit has really stimulated housing purchases. The consensus seems to be it has helped those who already were considering buying to get off the fence and do so; otherwise, it hasn't been a big factor. That has been my experience as well in Montrose.

The problem continues to be the buyer's ability to qualify for financing, as well as the overall affordability of home ownership. Those who have bought their first home may have been surprised by some unforeseen new expenses, as noted in this article from RISMedia. However, one thing the survey does not address is the benefit of the mortgage interest and property tax write-offs. First time home buyers should be surveyed again in a year after they have been able to take advantage of the write-offs, which in most cases will more than make up for the additional overall expenses of home ownership. For more info on these tax benefits, you should consult with your tax advisor.

Tax credit or not, home ownership still continues to be one of the best investments and the American Dream. That has also been my experience in Montrose, even in this continuing challenging market.

~Ninah

Montrose, CO Home for Sale on 1 Acre-Rural Living but close to City Amenities

Keller Williams Colorado West Realty, LLC — Tue, 06 Apr 2010 20:58:07 -0700

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:

$195,000.00

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

All information is deemed reliable but is not guaranteed.

For Sale-Gorgeous, Custom Santa Fe-Style Home in Montrose on 40 Acres

Keller Williams Colorado West Realty, LLC — Tue, 06 Apr 2010 20:49:01 -0700

Custom Santa Fe-Style Home on 40 Acres

19149 Paradox Trail, Montrose, CO 81403 View Map

Owner/builder's attention to detail and quality shows throughout this house which boasts custom tile and colored stamped cement flooring, granite countertops and hickory cabinets in gourmet kitchen, knotty alder pine interior doors, custom-made, wrought iron ladders and railings, ornamental tin ceiling in dining area, efficient, propane-fueled woodstove in master bedroom, antique table turned vanity with hand-painted sink in guest bathroom, a master bathroom retreat with separate shower and soaking tub (with one of the best views in the house), and much more. Energy efficiency and comfort rule with passive solar construction, air-to-air ventilation/cooling, 5-stage water purifier enhanced by RO system in kitchen, Kiva style wood-burning fireplace in living room with built-in draft pulling air from outside to ensure heat remains in the home, low-E windows, and covered front patio providing shade from summersun. A solid, stable structure is ensured by stucoo-covered Rastra block walls, metal frame, and steel floor joists and I-beams in the foundation. Two loft areas ensure no wasted space for flexible use as office, hobby room, library, game or media room, or just extra storage. Possibilites are endless in the huge,45' x 65' detached garage/workshop with room for several vehicles and/or large RV. Lower level of building includes workshop with attached metal work benches and separate "bunk house" for additional living quarters, including kitchenette and bathroom. Heating is by propane forced air and free-standing woodstove. Upper level includes playroom and storage area. Two large pull-up doors, one on each end can be opened for breeze and to allow drive through of large vehicles. RV electrical hook-ups for both 30 amp and 50 amp are on outside of building with ample parking forRV. The 40-acre parcel affords 360-degree views of valley, hills, canyons, Black Canyon and Elk Mountains to the east, Uncompahgre Plateau to west,Grand Mesa to north, and Cimarron Range and San Juan Mountains to the south. Numerous jeep and hiking/biking trails run through the sloping propertywith natural foothills vegetation of juniper, pinon, sagebrush and some gamble oak trees, and good drainage. There is an abundance of underground wate rto feed the well, drilled to 300 feet but with the pump only at 80 feet. This beautiful property is located less than 10 miles and 20-30 minutes of driving toMontrose, with 3 miles on a private road maintained by the HOA, connecting to county-maintained gravel and paved roads into town. For the special person,this special property offers it all!

Details

Asking Price:

$549,000

MLS:

634942

Sq. Feet:

2386

Lot Size:

40 acres

Bedrooms:

Bathrooms:

1.75

# of Floors:

Garage Size:

5 car

Subdivision:

Beaver Hill

Year Built:

2002

Contact Info

Ninah Hunter
Broker

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

All information is deemed reliable but is not guaranteed.

Dont' Forget- It's Time to Spring Forward!

Keller Williams Colorado West Realty, LLC — Tue, 09 Mar 2010 13:02:50 -0800

Looking for a Foreclsoure Bargain? Don't Expect the Bank to Give it Away.

Keller Williams Colorado West Realty, LLC — Sun, 07 Mar 2010 20:56:15 -0800

Almost everyone is looking for and expecting to get a great bargain these days. There’s no question it’s a buyer’s market, but when it comes to foreclosures, don’t expect the banks to give it away, any more than a private seller would. REO’s (i.e., foreclosed, bank-owned) properties do offer some of the best bargains around, but if you’re expecting banks to accept your lowball offer, you need to keep in mind a few things.

First, banks have already taken a substantial hit by the time they become the owner of the property they have foreclosed on. They’re not in a very charitable mood to lose any more than they have to. Second, before the property is listed with a real estate agent, the bank has obtained at least 2 or 3 BPO’s (Broker Price Opinions) and an appraisal. Consequently, the lender seller sets the asking price at current market value, if not slightly below. Depending on the property and the price point, these properties generally move fairly quickly. Homebuyers and investors who know the market will recognize these as good value and move quickly. If a buyer makes an unreasonably low offer, many banks won’t even respond or they’ll flat out reject the offer with no counteroffer.

You have to keep in mind, too, that banks are not really concerned about a buyer’s timeframe, even the one set out in the proposed contract. They move at their own speed. So, if they don’t accept your offer or respond by your acceptance deadline because it’s not a reasonable offer, it’s no skin off their nose. They may wait for another offer or two to come in. If there are multiple offers, they may ask all buyers to submit another offer and take their best shot.

This doesn’t mean you can’t make a killer deal on a foreclosure, however. Unlike the private seller, banks or their asset managers handling the sale, have no emotion wrapped up in the property or a pressing reason to sell, other than to get these assets off their books. Therefore, if the property doesn’t move within the first 30 days or so, many lenders will periodically reduce the price until they hit that “sweet spot” that will get it sold.

For these reasons, if you are basically an investor with time and patience, you should pay attention to days on the market and try to time any offer for 3-4 weeks after the property is first listed or the last price reduction. On the other hand, if you really fall in love with the REO home that is perfect for you and your family, then don’t wait or lowball. Make your best offer as close to the asking price as possible, if not slightly over, and hope another offer is not on the way. It will still be a good bargain as well as home sweet home.

Economic Development . . . and why real estate business owners need to be involved

Keller Williams Colorado West Realty, LLC — Sun, 21 Feb 2010 13:03:01 -0800

Last Thursday I attended the annual general membership meeting for the Montrose Economic Development Corporation (MEDC). I have been an investor of MEDC for several years, but that is about as active as I've been, other than reading its newsletters. I think that is going to change.

The first part of the program included the report of MEDC's president, Sandy Head. Her obvious dedication and enthusiasm for the accomplishments, projects, and goals of MEDC were very apparent. Click here to get MEDC's 2010 Annual Report, which is a great summary of MEDC's efforts and accomplishments in 2009 and its ongoing projects and goals for the future.

The keynote speaker was Don Marostica, Director of the State of Colorado's Office of Economic Development and International Trade. Mr. Marostica was a dynamic speaker and a proclaimed optimist, although much of what he had to relay was rather disconcerting, if not downright depressing, regarding the state of the economy in Colorado and nationally. Regarding economic development, as Sandy Head confirmed with respect to Montrose on a local level, it is a very competitive proposition to attract companies to Colorado. We do not have the funds to offer huge, million-dollar incentives to the larger companies. Therefore, we need to focus on companies that are smaller, unique, and who would relocate to Colorado mostly because they just want to be here.

Mr. Marostica used Nucla and Naturita on the west side of Montrose County as examples of what happens when a primary industry leaves the area and which does not have a diverse economic/commercial base. While the rest of Montrose County has enjoyed an increase in population over the past 2 decades, the population in Nucla and Naturita of declined, along with jobs.

Mr. Marostica pointed out that, in his experience, as long as a town has a major hospital and an institution of higher education, it will survive. That was positive news, since Montrose does have a good hospital and ancillary medical facilities, and because MEDC is leading the efforts to bring a higher education campus to Montrose on land dedicated last year by the City of Montrose. Currently, Montrose does have a satellite campus for Grand Junction-based Mesa State University.

On the economic side, Mr. Marostica shared with us that the State of Colorado has no economic strategic plan for the next year or 5 years out, well, actually, no plan whatsoever. His intention is to put the feet of the new governor to the fire to come up with such a plan, which Mr. Marostica sees as crucial in light of the very difficult economic decisions that have to be made in the face of little to no funding for other than federally-mandated programs. He warned that counties and municipalities should not to count on much financial assistance from either the State or the Federal government. The loss and lack of employment will continue to be a huge concern, which is causing a drain on the Unemployment Fund. He said employers should expect to see an increase in their UI rate of 300% to 600%. Yikes!

Despite this doom and gloom, Mr. Marostica is optimistic that Colorado will survive and is poised to do quite well on the economic development front, with many exciting prospects on the horizon. The same can be said about Montrose. The key he said, both locally and state-wide is retention, i.e., helping existing businesses to thrive in order to provide jobs and infuse more money into the local economies. Raising money within local EDC's will also be crucial, since state and federal assistance will be scarce, if non-existent. One way that MEDC raises money is through its members or "investors," who pledge a certain amount annually.

I learned a lot about MEDC and what any formal economic development organization or focus can do for a community. This came on the heels of an EDC presentation in Ridgway by Deanna Sheriff of the Delta County Economic Development Corporation (DCED) a week earlier. Ouray County does not have an EDC but is exploring the possibility, which I believe would be hugely beneficial to this very small, rural region. My support for MEDC and a proposed EDC for Ouray County was certainly reinforced at the MEDC annual meeting. As we continue to see business struggle and close down, leaving empty store fronts and lost jobs, all of which adversely affects the real estate industry, we need more than ever for businesses and community members to get more involved, educated, active, and financially invested in perserving and promoting our local economic health and development.

HouseLogic.com--a great resource for the homeowner, before the sale!

Keller Williams Colorado West Realty, LLC — Sat, 20 Feb 2010 18:10:04 -0800

The National Association of REALTORS® (NAR) has launched a new website dedicated to homeowners and homeownership: HouseLogic.com.

This is a great resource for the period of time after someone has purchased a home, including info and tips on improvements and remodeling, energy savings, green features, maintenance issues, tax benefits and considerations, refinancing, and the like.

Although the home may be the American Dream, it is still an investment that should be cared for, nurtured, reviewed, updated, and enhanced in order to realize its fullest potential and value for the time when the homeowner decides to sell. Too many times I've seen a home with "great bones" but poorly maintained, out-dated, functionally challenged, or with funky remodels, which totally detracts from its value. A homeowner should always keep the eventual resale in mind. Maintenance and smart renovations and upgrades are key to preserving this most valuable asset and its value.

So check out this new resource from NAR. The slogo of HouseLogic is right on: Own Smarter!

Transaction Brokerage in Colorado--What the Heck is That?!!

Keller Williams Colorado West Realty, LLC — Sun, 24 Jan 2010 21:42:43 -0800

Most people have some concept of agency, although a lay person may not understand completely the legal definition and ramifications of agency. To confuse the issue, many people refer to a licensed real estate professional as a real estate agent, without considering or appreciating the legal significance of the term "agent."

In Colorado, not all real estate brokers or sales associates are agents. There are 2 relationships a real estate broker can have when working with a buyer or seller, that of agent or transaction broker. Transaction brokerage is unique to Colorado and a handful of other states. Actually, I know of only one other state, Florida, that has transaction brokerage. There may be others, so please inform us if some of you are in states that recognize this legal status. Also, just to clarify, in Colorado, "broker" is used for all real estate professionals licensed to engage in real estate brokerage activities and services, whether they be owners, managers, employing brokers, supervising brokers or associates (called "broker associates' or "associate brokers"). Still, the public or consumer generically and broadly refer to all real estate brokers as "agents," which adds to the confusion.

So, what the heck is a transaction broker? Well, let's start with agent, whose duties are derived from Common Law. An agent "represents" only one party, either a buyer or seller, by advocating, directing, negotiating on the client's behalf and advising the client as to the benefits and risks of a proposed transaction. The agent represents the interests of the client above the interests of the other party. If an agency relationship exists, then the buyer or seller is the real estate brokers "client."

A transaction broker, on the other hand, "assists" a buyer or seller. Taking the definition directly from the Colorado Real Estate Manual, a transaction broker "means a broker who assists one or more parties throughout a contemplated real estate transaction with communication, interposition, advisement, negotiation, contract terms and the closing of such real estate transaction without being an agent or advocate for the interests of any party to such transaction. In other words, a transaction broker assists a party or both parties to the transaction without representing either of them or being their agent. A buyer or seller that has a transaction brokerage relatinship with a broker is also a client. There, that's clear as mud, isn't it?

I think the best analogy I've heard to help distinguish between an agent and a transaction broker ("TB") is that an agent is more like a coach whereas a transaction broker is more like a referee. A coach can tell his or her client what to do or what they should do. A TB is a neutral, observer, and just interprets the rules and calls the shots without any obligation on the part of either side. In the situation of a real estate transaction, a TB will give out information, explain procedure, supervise and facilitate the transaction, while assisting one of the parties or both, without taking sides.

If a real estate broker is an agent for a party, then the broker has no relationship and, hence, no obligation toward the other party, who is considered to be and referred to as a "customer." So, if a real estate agent or broker calls you a customer, then you know that the broker has no professional or working relationship whatsoever with you, and hence no duties or obligations, and that the broker will be acting on behalf and protecting the interests of his or her buyer or seller only.

In Colorado, the default relationship is that of TB. The only way a real estate broker can become an agent for a buyer or seller is under a written contract. So, unless you, the consumer (buyer or seller), is willing to enter into a written contract (usually the listing agreement or buyer agency agreement), or you've been advised that you are just a customer and the broker is the agent for the other party, then the relationship you will have with that broker is one of transaction brokerage.

Because the consumer may be confused or assume agency when working with a broker, Colorado law requires that the broker reveal to the buyer or seller at the outset what relationship that broker has with the buyer or seller. This is done in writing, as either set forth in the proposed written contract (e.g., listing agreement) or by way of a mandatory disclosure form promulgated by the Colorado Real Estate Commission (CREC). Click here to view the broker disclosure to buyer/tenant form. There is a separate, similar disclsore form for sellers selling their home by owner (FBOSs) or bank or REO sellers who do not use the CREC listing agreement. The broker will ask the buyer or seller to sign the disclosure just to confirm its receipt. It is not a contract and does not obligate the party to the broker in any way, which fact is spelled out in the form. so, if you are asked to sign such a disclosure form, don't be afraid of it. We need to have proof in our files that we made this disclosure to our prospective buyers, tenants, sellers and landlords.

A few other things to keep in mind about transaction brokerage in Colorado are as follows:

A broker who, under a written agreement, is an agent, may change his or her status to that of a transaction broker if the broker has or enters into a transaction brokerage relationship with the other party. The ability to change status will be specified in the written listing or agency contract. This usually happens when an agent has a buyer that becomes interested in a property the agent has listed, or an agent representing a buyer later gets a listing that the existing buyer client wants to buy. If that happens, then the broker is required to give both parties a written notice of the change in status.
A broker within a multi-person company who is designated to assist or represent the buyer or seller is the only one that has the defined relationship with the client. It does not extend to the other brokers in the office of company.
TB's and agents share certain "uniform duties" with their clients, including, among other things, not to share confidential information that has to do with the other party's motivations or willingness to accept a certain offer. Click here for a fuller explanation from the Colorado Real Estate Manual about these duties and the different brokerage relationships.

So, now the question is, who decides what relationship a broker and buyer or seller may have? Well, it's negotiable between the consumer (buyer or seller) and the broker. However, some brokerage companies have a policy establishing the relationship they will have with a buyer or seller. Most of the time, it's transaction brokerage. That's because most real estate companies work with both buyers and sellers and, also, because they believe there is less liability involved as a TB than as an agent. That may be true, unless a TB acts like an agent. If a company has a policy, it doesn't mean they can't make exceptions, but if they don't, then the buyer or seller will not have the option for agency with that company or one of its broker associates, even with a written contract.

This is unquestionably a confusing concept, especially for those that do not regularly buy and sell in Colorado, whether you are a consumer or real estate broker. I hope, however, that this post helps explain and clarify what is transaction brokerage and how it differs from agency in Colorado. Your Colorado real estate broker will, of course, be happy to explain further and answer any questions.

Sellers, consider the resale when building or remodeling!

Keller Williams Colorado West Realty, LLC — Sun, 24 Jan 2010 16:21:59 -0800

I have viewed hundreds of homes now in the Montrose area of Colorado, between the weekly broker tours, showing various homes to buyers, visiting the homes of potential sellers, and, of course, the homes of neighbors and friends. One issue that regulalry arises is the homeowner who has overbuilt or over-remodeled, which makes us think (or say out loud to each other), "What were they thinking?!"

Many of these situations happen because the homeowners had no thought of selling anytime soon, if ever. The house they built or the remodeling they did was for their own use and enjoyment, consistent with their personal tastes and preferences. Unfortunately, things can suddenly change for a homeowner, such as divorce, death, job transfer, job loss, and in recent years, a terrible downturn in the economy and real estate market which has resulted in the wiping out of much if not all of the equity gained over several years of ownership.

Whether you intend to live in your home indefinitely or are looking to spruce it up to sell, it is very important to keep in mind the resale value of your home when you buy or build it and the cost-to-value of any remodeling project, because, well, you just never know. I realize that certain trends change over the years and that it may be difficult to predict what will be fashionable in 10-20 years or more. But some things or features will always be important or desireable, e.g., location, orientation, energy effeciency, square footage, room size, number of bedrooms, existence of garage or storage. I would say that as a general rule, the more "mainstream" for the time you can be (or become at time of sale), the easier it will be for you to sell and the higher price you can expect to get. Don't make the mistakes of these real cases I've seen:

The 3,000 square-foot, 5 bedroom, 4 bath custom-built home that cannot be sold for even the cost to build because it was overbuilt for the neighborhood, which is mostly made up of 3 bedroom, 2 bath, 1500 square-foot homes.
A huge home with small bedrooms, including a skimpy master suite, not to scale with the overall square footage of the home.
A gorgeous, new custom home built next to a transfer station, a landfill, or a scruffy, 5-acre parcel with an old singlewide on it.
The beautiful, rambling custom ranch home with expansive views to the southern mountains, but which also overlooks the feedlot down below.
A horse property, complete with barn, pasture, arenas, fencing, irrigation water, in a very desirable location with a darling, 2200 square-foot custom home with upscale, artistic finishes, impressive great room, spacious, state-of-the-art kitchen, inside art studio, and five-piece master suite, but which suite was the only bedroom (this property eventually sold, but finding a lender to loan on a one-bedroom home was very problematical).
A unique, well-built, energy-efficient home appropriate for the neighborhood or area, but with a supersized workshop or accessory building that cost almost as much as the house to build and is the focal point, for which the average buyer is unwilling to pay the premium.
A multi-level modern, custom home with trendy finishes and bright, wild paint, with colored cement flooring and stainless steel staircase and railings, nautical port-hole windows, and other such "unique" touches, nestled among the beautiful Ponderosa trees on a mountaintop where one would expect to see a log home (and where other log and timber homes are seen).
The older, Craftsman home in town that has been freshly painted inside and out, with remodeled kitchen and bathrooms with high-end cabinetry, hardware, plumbing fixtures, tiling, granite countertops, but the foundation still slants and ondulates wildly.
A remodel that turns the 2-car garage into a family room that still looks like the former garage and now leaves the property with no garage or room to build another one.
A half million-dollar, brand new, beautiful spec home in an established neighborhood or subdivision, with absolutely no landscaping, fencing, on a bare adobe dirt lot.
An elegant, 3-story, 4,000 square-foot home, with high-end interior finishes and amenities, including gourmet kitchen, butler station, central vac, sound system, game room, library, and much more, but with white vinyl siding on the exterior.
An older home in a very desireable, rural subdivision, all on 2-acre+ lots, which, unlike other homes in the area, has not been updated since it was built 30 years ago, with original blue, formica kitchen countertops, blue shag carpet, old-fashioned wall paper, dark walnut cabinets, doors, and trim, old harvest gold appliances and electric stove-top, popcorn ceilings, . . . and no one is buying the "retro" pitch.
A darling, remodeled, upgraded Victorian home in town, but with overgrown trees and shrubs swallowing up the house, cracked, crumbling, and slanted cement or stone walkways, old, dilapidated backyard fence, and front picket fence in serious need of repainting, with a detached one-car garage, the former "coach house" of an eyesore.

The list, of course, could go on and on. In all these cases, the homes sat on the market for quite some time before they eventually sold for considerably less than their original asking price or well below market. Some are still for sale, some never did sale, and others went into foreclsoure.

In sum, homeowners and sellers, do give some serious thought to the cost-to-value and resale value of any purchase, construction or remodeling. It is especially imperative in this real estate market that is very competitive and when home values are flat to falling. The days of the easy fix and flip are gone. As far as what can and should be done to get the best value for your investment, here are some good, recent articles I found on the internet:

2009 Cost vs. Value Report: Small Projects, Big Bang

Homeowners--Exterior Remodeling Projects Prove Best Bang for Your Buck

Top 10 Must-Have Features in Today's Homes

And when the market improves, home values once again soar, fixing and flipping is feasible, and demand outstrips supply, these cost-to-value and resale considerations should still be made.

~Ninah

Montrose, CO Home Sales Statistics-Now is the Time to Seize the Opportunities!

Keller Williams Colorado West Realty, LLC — Thu, 14 Jan 2010 22:08:58 -0800

While the Montrose area real estate market continued to present its challenges in 2009, in my office, we saw a slight improvement over 2008, enjoying even greater activity the last half of the year. In November, while nationwide home sales were up 7.4%, in Montrose, per the MLS, they were up 53%!

So, as of January 1, 2010, here are the MLS stats for home sales in 2009 and the current market of active home listings in Montrose:

                                                2009 Statistics--Homes Sold

Num Sold         Num Listed         Avg List Price          Avg Sale Price      % Sold

412                    1,097                $219,632             $208,395                37.56

Sale Price/Listing Avg Days on Avg List Price % Expired
Price Ratio Market Unsold

94.88% 166 $352,434 45.85

Current Market--Homes for Sale

Total Active Listings Avg List Price Avg Days on Mkt

644 $335,574 239

What can you glean from this for the Montrose, CO market?

In 2009, you had about a 38% chance of selling your home, and that will probably remain the same in 2010.

In 2009, nearly 46% of the home listings were market rejected (i.e., expired), with an average unsold price of about $350,000.

Homes that sold and will probably continue to sell into 2010 are those with a price point in the low $200,000’s.

If you price your home competitively to sell, it should sell within 4 months, unless you are in the higher price points, and if you’re closer to the average current list price or unsold list price in 2009, it may take you over 6 months or longer to sell, if you sell at all.

If you are a seller, it is absolutely imperative you price your home competitively. This is no time to “test the market.” It’s been tested, and those that don’t price to sell, lose (i.e., don’t sell). I’m also telling my prospective sellers, if they don’t have to sell, don’t, but be prepared to wait at least 2-3 years, or more, before seeing the market improve enough to get what they need or want out of their homes.

If you have to sell, or want to because you want to buy something else, then I’m advising you list it for sale now and price it competitively. If you wait till spring or summer, then you will lose out on the homebuyer tax credits and the interest rates that are predicted to remain low while the tax credit remains in effect, but will increase after the tax credits expire. In fact, we’re already seeing interest rates creeping up.

Additionally, it is predicted that foreclosures in our area will double, if not triple or quadruple (as anticipated nationally). Homes that sell after being foreclosed upon at decreased, bargain prices will serve as comps, thereby diminishing the value of your home.

For these same reasons, we definitely are encouraging buyers to buy NOW! You will not see in a very long time, if ever, a better opportunity for home purchases than in this first quarter of 2010 . Although we do expect more foreclosures in 2010, the benefit of decreased values may be wiped out by increased interest rates if you wait till later in the year to buy. So, get realistic and seize the opportunities!

Positive News Continues--Especially for Montrose Real Estate

Keller Williams Colorado West Realty, LLC — Sat, 05 Sep 2009 14:57:58 -0700

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

Keller Williams Colorado West Realty, LLC — Wed, 12 Aug 2009 12:22:09 -0700

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

Colorado summer storms-what a show!

Keller Williams Colorado West Realty, LLC — Mon, 27 Jul 2009 22:14:07 -0700

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!

Keller Williams Colorado West Realty, LLC — Sat, 25 Jul 2009 16:56:11 -0700

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

Keller Williams Colorado West Realty, LLC — Fri, 17 Jul 2009 23:00:13 -0700

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