Pagosa Springs Real Estate...PagosaReGuy style

Geothermal Energy Gaining Ground

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 08 Sep 2008 15:32:00 -0500

I only have one meeting today. Good. I just left a meeting as part of a sub committee of the AEDA board of directors concerning PR. It's not that I don't like meetings, it's just that my mind gets a few pieces of fodder to chew on, and then automatic brainstorming overdrive takes hold. It hurts after a while.

Hot water= economic growth?

At one point in our meeting the discussion surfaced about the current planning stage of our towns geothermal project feasibility study. There are many ideas of what this might look like ranging from a vegetable grow dome that employs locals and sells fresh produce to the surrounding markets, to a geothermal-esc water feature for tourist to walk through and be educated. A kind of art museum meets science project feel. This kind of stuff gets my mind whirring. A project that effectively uses our natural resources for positive, economic, clean growth that aids in providing other positive benefits such as organic food to sell and consume....that's pretty cool!

It's nothing new, and we are not the only ones.

There are others in the southwest looking more intently into geothermal resources. Ouray is one of them. Here is an excerpt from a recent article published in Colorado Energy News about ouray taking a second look at utilizing there geothermal mineral springs.

The City of Ouray is examining the viability of harnessing power from its geothermal hot springs...Pagosa Springs is the only municipality in Colorado with a geothermal heating district. The system provides heat to schools, churches and other customers, as well as hydronicb heating for sidewalks during the winter. Other communities such as Steamboat Springs are investigating new uses for their geothermal resources, both for environmental and economic reasons.

If you have ever visited Pagosa Springs you know that we are known for our hot springs soaking facilities which are growing every year. I appreciate the springs for those uses. However I am very excited about being a part of a group like the Archuleta Economic Development Association that is thinking and acting creatively to leverage these geothermal resources in such a way to make a positive economic impact on the future of my town.

Interview with Matt Matzdorf Pagosa Springs Home Inspector

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 21 Feb 2008 09:42:20 -0600

Earlier this month I wrote an article entitled "Inspection, Objection, Rejection... Oh My!" in which I outlined the reality that emotions play in the inspection negotiation process between both buyers and sellers of residential real estate. In this piece, I layed out a few practical things to keep in mind as you enter into this process, and I promised an interview with a home inspector.

Matt Matzdorf was kind enough to give me his lunch break earlier this week and let me ask him a handful of questions about his profession.

Chris-"Matt, how long have you been a home inspector here in Pagosa Springs?"

Matt- "We have lived here for about 16 years, I have been a certified inspector for about 5 years."

Chris-"Is there a licensing requirement for home inspectors? "

Matt-"You do not have to have a license in the state of Colorado to be a home inspector. About half of the states require licensing and I believe Colorado will follow suit in the not to distant future. Currently it's just like General Contracting, there is no certification and no license required. However, I do carry a certification, It took me about 6 months to get it through American Home Inspectors Training."

Chris- " I understand that inspections are not used to deal with cosmetic issues but issues that could be of structural or hazardous nature. What are some of these potential issues and how do you uncover them?"

Matt-" I carry a bag with about $3,000 dollars worth of tools that I use for detecting hazardous gases and materials. Combustible gas sniffers, Carbon Monoxide detector and a microwave leak detector to name a few.

Typically a home inspection is to identify major deficiencies with the structure and that can include anything from weak roof framing, structural issues or bad grading in drainage causing heavy moisture infiltration into the crawl space."

Chris- "When is a good time to get a home inspection?"

Matt-"Home inspections are usually asked for by the buying party as a part of the buying contract process. I also do a lot of Pre-Listing inspections for the home seller before they put their home on the market. This shows conscientiousness on their part, and allows full disclosure to potential buyers."

Chris- " What kind of issues do you commonly see that can really be a big dollar item to correct?"

Matt-" It does not come up a lot but obviously structural foundation issues are a biggie because the house is sitting on top of it. If you have some weak framing members in the attic or up in the roof system it's relatively easy to get up their and brace it...but when you've got cracked footers or bowed stem-walls that's a big one, that's gonna cost a lot of money."

Chris-" I know from my perspective the last 18 months or so has been particularly slow in real estate sales, how has that corresponded to your business? How busy are you right now and how do you see 2008 shaping up?"

Matt-" It looks like we are hopefully right on track to have a good year. In the last 3 weeks my business has picked up dramatically."

I have used Matt for inspections and found him to be highly professional and his work very thorough. You can learn more or contact Matt at his website Matzdorf Inspection Services.

Home Inspection Woes

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Wed, 06 Feb 2008 08:37:22 -0600

Often times the most difficult and emotional portion of the home selling process revolves around the time allotted for the home inspection. There is something about our human nature that cares nothing for our home being picked apart by a guy with a flashlight and a tool-bag, only to have a list of "deficiencies" thrust at us a few days later based on his findings.

It's a personal space - our house. One that has been lovingly cared for, painted and repainted. That tile work in the kitchen took us all Spring and we don't mind at all the small gaps in the trim. We love the creak the door makes when entering from the garage, it's a kind of "welcome home" greeting after a hard days work. Why would these potential buyers see it any different?

I represented a couple of sellers once that always come to my mind when thinking on inspection issues. Bob and Linda were their names and they had a home on a few acres that they asked me to help them sell. (Only the names have been changed to protect the parties involved, the rest is 100% true...mostly) Right out of the gate in the listing presentation I attempted to give them a little warning. "Guys, I want to encourage you on one issue" I said. "When inspection time comes I want you to have mentally reserved some money for repairs, $2500 maybe even $3500 dollars." " Oh sure we understand Chris." was the reply.

Several weeks and showings later we had a bonified offer for about 11% more than most of my collegues said we would be able to get for this house...I was ecstatic for them. When the inspection came through and the buyers were asking for a rebate of $3000 to do repairs I was even happier. Bob and Linda...not so happy. It seems that they had no problem with many of the inspection issues pointed out, and on second thought, maybe they did not want to sell after all. They took it very personally and late in the process I was not sure that they were going to follow through and sell no matter what the facts were. Dozens of very emotional phone calls and late nights of tears ensued. Bob felt very insulted even assaulted that the buyers wanted a few things repaired and upgraded. I was caught trying to protect them from themselves, and the contract that they had very willingly agreed to, due to an emotional flare up frustration.

Bob and Linda turned out to be a rather extreme case but there is almost always a certain level of personal rejection when a seller is confronted with the not so perfect attributes of their home...and we all have those nuances about our residences.

Here are three things to remember that may help you as a home owner gain a little perspective when it come to the inspection portion of your home during the selling process:

It's negotiable- Just because a buyer asks for something to be corrected doesn't mean you HAVE to do it. A seller will often times present what is called an "Inspection Notice" with a list of requests on it. Sometimes they are asking for things that are not necessarily "must haves" but only "would likes". Ask for a lot, and get a little kind of thing. If your REALTOR® has good rapport with the selling agent sometimes these differences can be deciphered which will give you a better position to negotiate from.

It's calculable-Nine out of ten times there will be a few things minor or major that you will be asked to correct after an inspector does his work. If you prepare for that monetarily before hand, it makes the process much more bearable. Just plan on holding back an amount of money to use for those repairs. Ask your REALTOR® to help you spot possible issues so that you can do these estimations in the beginning.

It's business- Don't take it personally. This can be very difficult but remember that the buyers have no emotional attachment to your home yet. They have never had a family event or even a meal around the table. The buyers are simply looking for the best value that they can get at this point, which means that they want it to be perfect if possible.

The inspection portion of a home sale can be very tough but it doesn't have to be. If you are listing your home to sell ask your real estate professional about some of these things up front. Find out their strtegies help you through this part and what some of their past experiences of been like. This is only one piece of a sometimes complicated puzzle but if your REALTOR® is ready and prepared to help you it will take a great deal of anxiety out of this process.

Watch for my interview with a home inspector if you want to gain insight into some of the common hang ups that are encountered through this process....coming soon.

Current mortgage situation-interview with Kathie Lattin

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 24 Jan 2008 17:39:09 -0600

As a REALTOR® operating in Pagosa Springs, my business is tied very closely to the mortgage industry. The shifting tides of rates and corrections have left me dependent on my "daily fix" via the Internet to try and maintain some understanding of current mortgage conditions.

Thankfully, I don't have to go this alone. Recent news of fairly significant rate changes whet my appetite enough to seek out someone who really knows what's going on. Kathie Lattin of First Southwest Bank was gracious enough to give me a few minutes of her time this week. Kathie is the vice President of First Southwest Bank and has been with them for 17 years. The following is from an interview with her:

Chris: "Kathie could you give us an overview of what has happened in the last few years in the mortgage industry?"

Kathie: "We hit the big turbulence when the sub-prime market dropped - because too many people over-borrowed for their ability, which has really hurt the housing market. There are a lot of houses out there for sale. The inventory is available but the qualified buyers are becoming more picky.

"The programs have all changed. Obtaining the 100% financing is getting a lot tougher. Mortgage insurance and extra costs are still appropriate to what you are doing. You can do 80/20 purchases or 90/10, whatever you want to do, but a lot of them aren't offering second mortgages anymore - so you can't do a first/second combination. Most of them only go up to 90% on the first. So to get the 100% you usually have to go to an in-house portfolio or have mortgage insurance."

Chris: "I understand that last week the long term mortgage rate dropped. Can you give me a basic scenario of what that means for the borrower on a $350,000 home."

Kathie: "This rate drop was put into place to help stabilize the core market. Last week with an interest rate of 6.25% a borrower would have made a principal and interest payment of $2,155, where today with a 1% origination fee your looking at about 5.5% which drops that payment down to $1,987. So we are seeing significant monthly payment changes from the interest rate drop."

Chris: "The big news this morning is that the Federal Reserve cut the short term interest rates by 75 basis points. Will that have any effect on long term mortgage rates?"

Kathie: "Not on long term mortgages, but on short term borrowing. The cut was made in hopes that consumers will get out there and borrow more short term money- your credit card, in house accounts, home equity line of credit and that sort of thing. If they pull it down then people can therefore buy more and get the economy back going.

Chris: "It seems that I am starting to see more attention on some of the homes between about $200,00 and $250,000 in the recent weeks. Can you offer any reason for this concerning mortgages?"

Kathie: "We are seeing a shift in the people that are able to qualify for these loans. Rates are coming down. We are at a low even for what it was two years ago...so this is making those loans available. What we have to do as REALTORS® and Lenders is consciously put the right person in the right home. Not over extend them, we can almost qualify them for anything. The 100% is still out there but we need to know they can truly afford this so that were not flipping or doing foreclosures a year or two from now. We have to justify to our customers, we are here for the long haul."

Chris: "For the borrower with an average credit score what rate can you give them right now?"

Kathie: " Probably 5.875% with no origination fee and 5.5% with an origination on a 30 year fixed rate mortgage."

Thanks to Kathie Lattin for her expert insight into the mortgage industry. I highly recommend her for her professional efficiency and strait answers when it comes to home loans. She can be contacted at kathie.lattin@fswb.com or call 970-731-1300. Learn more about First Southwest Bank at their website.

Chris Liverett lives in Pagosa Springs with his wife Rachel, daughter Sierra and son Cedar. Serving as Director on the Pagosa Springs Board of Realtors he helps buyers and sellers of real estate find one another, as part of Associated Brokers of Pagosa and Jerry Driesens Real Estate. You can learn more about Chris at his web site.

ConnectNYC - The Future of Blogging

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 14 Jan 2008 17:36:40 -0600

Check out the Blogger’s Connect keynote speech by Curbed.com’s Lockhart Steele.

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Alternative home selling methods in a sluggish market

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 14 Jan 2008 16:01:10 -0600

I find myself all to often brainstorming with clients about how we can effectively sell their property in a sluggish market. The normal outcome of these sessions usually has an aroma of marketing, networking, pricing, repairs, clean-up, landscaping, home staging or buyer incentives...until now.

Introducing St. Joseph the Patron Saint of Carpentry! Upon entering my office a few days ago, I find a Fed-Ex box on my desk. I am a self admitted horrible multi-tasker (my wife will back me on this) and at the time I was talking on my cell phone, so it was my natural response to set this box aside, and focus on whatever it was I was into at the moment. When I did get around to opening the box, I noticed the sender is a client of mine, so I eagerly ripped apart the seals to find not one but two smallish green packages with this Patron Saint of Carpentry situated in plastic staring out at me. As a man that grew up in the buckle of the Bible-Belt, Catholicism was not something that was front and center in my world, so I needed a little help understanding this gift. He looked pretty sad to be a Saint, so I took it upon myself to investigate this man of history.

I found that according to http://www.luckymojo.com/, Saint Joseph (San Jose in Spanish and San Giuseppe in Italian) is petitioned by many conservative Catholics as one who grants an easy death, but in the wider world of Catholic folk-magic, he is the Patron Saint of real estate matters and home sales. Eureka! Now we're on to something. The reason given for this belief is that he was a carpenter who taught his "step-son" Jesus the carpentering trade, and he always saw to it that Jesus was well housed.

On the front of the package reads the words "The SOLD Realty Co." clearly defining the purpose of the Saint statuette. A quick survey around the box and I find "Can't sell your home? Ask St. Joseph... He's helped 1000's!" OK, sounds reasonable to me, but how do I put this little man of power to work? I mean for $2.99 this guy better pack a big punch with that tiny 2 cm plastic axe!

I found that there is a method to the "mojo" of "Joe". He is to be buried in the yard of the home you desire to sell. While differing methods seem to abound, here is a list that the handy burial instructions for him include:

upside down
in the rear of the yard
3' from the rear of house
facing the house
simply on the property
right-side up
in the front yard
exactly 12" deep
facing away from the house
when sold remove, etc., etc.

I guess you can pick and choose from these based on how much snow happens to be in your yard.

There is a disclaimer for St. Joseph. "For this practice to be fully effective, however...sellers must, of course, first do such practical yet all important chores, as completing all necessary fix-up, properly staging the home and finally, adjusting the price so as to reflect true market value...". It's refreshing to know that my advice to sellers is at least on the right track (reference my opening paragraph).

If the plastic statue can bring me such good fortune, what else is out there concerning this holy man? Referencing my favorite general information source on the planet, aka Google, I am delighted to find additional real estate help methods with the Saint's name attached:

1 Dressed and Blessed Saint Joseph Candle
1 Statuette of Saint Joseph
1 Bottle Saint Joseph Oil
1 Saint Joseph Chromo Print
1 Saint Joseph Holy Card

I don't know if I will have the opportunity to explore these additional options of serendipity. Nothing against St. Joseph, any other Saint of old or the Catholic church, but I will continue to stick with my belief of provision. I will put my trust in the higher power of God and the work of His Son. In doing this continue to accept guidance and direction concerning life, relationship, love, business...and selling houses.

One agent...buyer's advantage

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 07 Jan 2008 17:22:58 -0600

I am not sure that the general public understands the way in by which REALTORS® get their business and are paid. I don't mean that as an insult to anyone. Before I bought my first house or obtained my real estate license I was definitely in that category. I often get sideways looks when during conversation someone finds out that I am not a salaried employee of my broker, and that I indeed do not get a paycheck until I successfully help someone buy or sell real estate. Additionally, there is a lack of understanding when it comes to who pays who upon the closing of a property, or there are a lot of people out there who simply don't care. During the Christmas break I ran into one such confused couple.

While entering a Mexican restaurant/Sports bar/Karaoke club (got to love small town conglomerates) I received a call about one of my listings in Pagosa Lakes. The lady on the phone and I begin the home buying question answer routine...."Who's the builder?" "What are the taxes?" "Is the plumbing copper or poly?" "How big is the lot?" " Is it 2 baths or 2.5?"- I reached into my mind to remember the details of the property and also gave her advice on 2 other homes in that subdivision and a place in one other area. During the conversation she dropped a few hints that she had been in a house or two, so I asked her if she was working with another REALTOR®. She said that she had been shown a home by an agent but that she was not committed. During that showing she had picked up a flyer and called another REALTOR®, and also picked up my flyer and called my office and spoke with Jon my associate. Now she is talking to me. For those of you keeping count, I am the 4th real estate professional (that I know of) that this couple has been in contact with in 48 hours!

Let me be clear hear. Without proper paperwork between a customer and any broker, the sky is the limit in communication with different real estate agents. She did not violate any ethical rules. I am a firm believer that there are ethics, and then over and above that, THERE IS THE RIGHT THING TO DO. Let's take this beyond the theoretical and dive into the practical.

3 Reasons to be loyal to your real estate agent

1- By building relationship your needs and desires are known.

Flying through the ranks of agents without giving proper time to any one person severely depletes you chances of truly having your needs understood. Anyone who has spent a week previewing homes with a single agent knows this. The homes being shown on day 3 more than likely fit your needs a lot better than the first 3 homes you were in. Each feature that you like or dis-like is mentally bookmarked by a good agent, and put into the decision making process for future choices. It just makes sense that you would not want to re-set this process of relationship building over and over.

2- The commissions are the same.

This is a big factor with many. Here is a simple breakdown of how real estate commissions are paid.- Someone selling a home contracts with a Listing Broker to help them sell. There is an agreement of commission percentage between the two parties. For my example we will use 6%. That means probably 3% goes to the Listing Brokerage and 3% goes to the Selling Brokerage, assuming there are 2 agents involved. If there is only one agent involved there is still a 6% commission paid. Sometimes a Listing Broker may give a discount for services if he or she is handling both sides of the transaction. This would be done with the Buyer's permission. Usually the commission is paid by the Seller. That means, as far as commission goes, it makes no financial difference to use an agent to go to bat for you while purchaseing a home....which takes me to my next reason-

3- By having a REALTOR® work on your behalf you have an advocate in the process.

By choosing an agent that you can work well with and sticking with them, you will have a professional to help you in every step of your home purchase. It's not just about working through price and signing on the line. It's negotiation, understanding offers, counter offers, purchase contracts, lending, inspection issues, addendums and disclosures. It's having the research savvy to quickly and with certainty find out about taxes, land information, utility issues, county records, liens, parcel history, sales history and survey information. It's having the experience to know about HOA issues, special assessments, CIC documents, the ever-changing price of utility services and the many many named fees of our beloved water and sanitation service!

This is just 3 of the many ways that it benefits you, the buyer, to find a trustworthy agent and give them that trust to help you in your home buying process. Seek out an individual who has character, knows the area in which you are looking and you find easy to communicate with. Then lean on them as your agent and let them know that you believe in them. Working this way, you will discover far better results than dialing the number printed on every sign you pass or flyer you pick up.

Pagosa Critical Access Hospital Grand Opening

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Fri, 04 Jan 2008 16:35:07 -0600

The much anticipated Pagosa Mountain Hospital Critical Access facility is having it's Grand Opening on Saturday, January 5th 2008. The ribbon cutting at 2:00 PM will kick start the opening of the new facility to Pagosa area residents.

The hospital has been completed earlier than scheduled, on budget and with no increase in mill levy thanks to generous private and community donations and fund-raising efforts.

Beginning Monday January 7th, there will be 24/7 Emergency Room services, 11 private inpatient hospital rooms for routine nursing care, a full-time laboratory, CT digitized scanning, radiology, EKG and EEG services, and much more. Future services will be added in an effort to continue to enhance and grow the features and services that the hospital will provide.

This is a wonderful thing for Pagosa residents in their personal lives as well as a crucial piece of the puzzle in supporting our economic growth.The Pagosa Real estate market stability is just one of the benefactors. Many families and seniors are more willing to live full time in Pagosa with a solid medical support structure that adds to an already experienced Dr. and specialist base that we have in place. Up until now the closest ER or critical access facility is in Durango, a one hour drive from Pagosa Springs.

Good branding?

Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 20 Dec 2007 18:19:44 -0600

The "Real Estate Zebra" Daniel Rothamel provides his new series titled "Real Estate in Black and White".

I thought it very interesting , especially on the branding level. The question I am posing to myself is- Does it still come off as professional? Does it appeal to the masses or just a niche new generation web 2.0 savvy bunch.

I thought I would put it to the rainers for questioning. I do like it. I will be thinking hard about this type of advertising as I head off for the holidays and do a little reflecting.



470 Heath Drive-Executive Retreat at Colorado Timber Ridge Ranch
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Wed, 19 Dec 2007 11:08:38 -0600
Pagosa Spring's Colorado Timber Ridge Ranch is arguably one of the finest communities found in Southwestern Colorado. A subdivision of 203 residential lots located very close to the core area of Pagosa Springs.With expansive views of the northern and eastern San Juan Mountains, Timber Ridge Ranch is home to abundant wildlife and majestic beauty.  
   470 Heath Drive is currently being offered as an executive retreat on the high point of this highly prized subdivision. Three full acres among a community that offers paved roads, central utilities, log cabin clubhouse, exceptional home throughout and breathtaking panoramic mountain views.
  This home was recently constructed by Jon Forrest and Larry Ash of Alternative Home Builders, Pagosa premier contractors. Look for their work on the cover of "Timber Frame Magazine".
As you enter the home you will notice the massive hand-carved entry door. As you journey into the home you will be met with warm custom finishes from floor to cathedral ceiling.
  Stand and soak in majestic mountain views of the East Range of the San Juans, look upon  beautiful peaks through a huge collection of glass in the great room prow.
Ventre into the recesses of the home and find accommodation that can comfortably sleep up to 24. Each of the home s3 levels offer full baths great play space, and a soft place to lay your head. Kitchen and baths are adorned with solid granite counter-tops, upgraded fixtures and custom tile-work. Exterior amenities abound featuring high-quality low maintenance siding that is very popular in our harsh climate. The circular driveway is freshly paves and the huge deck features trex-deck as a low maintenance choice.
Please feel free to gather more information by visiting our dedicated web page at 470 Heath Drive


Investment or Speculation ?
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 17 Dec 2007 15:01:22 -0600
How much money have investors in real estate lost due to the bust in the housing market? I hear talk about "investment  loss"  and (with the voice in my head) wonder on what these discussions are founded. Maybe we put a little too much stock in media sensationalism instead of taking a look at the the facts.    Examining a short time back into history will give us  more perspective on this subject. An investor who bought a property five years ago in Miami, FL would be ahead by $200,000 today. The gain would be $150,000 in Las Vegas, NV. In our town, you would see a gain of $84,000 on an average home in the Pagosa Lakes area if you chose to liquidate now after having owned it since 2003. Take a look at my article last week, Real Estate Comparison for 2007, to see similar comparisons.  According to data compiled by the National Association of REALTORS® , the United States as a whole is ahead by $54,000 on the five year mark. Only people who bought in the peak of the market and are forced to sell quickly face a potential loss. That loss on average would be one to two percent. Real estate investors who plan to hold for a reasonable period of time are still in very good shape.
    The rate of appreciation in Pagosa Springs from even one year ago yields modest returns in all categories of properties except for a 20% median "loss" on partial acreage lots. Let's discuss this supposed loss for a moment. If you have a small acreage lot in the Pagosa Lakes area for sale today you will receive on average $40,000 gross. That may seem like a loss compared to the fact that in 2006 you may have received $48,000 for the same piece of ground. Let's add a little reality to this discussion and call a spade a spade. By definition, an "Investment" has an element of maturity. The word investment is defined as "The purchase of an asset for example, real estate or shares in order to produce income, or to produce capital gain on resale/maturity."  (According to http://www.google.com/url?sa=X&start=17&oi=define&ei=OZ1lR8SpN5XIhgLjq-GEDw&sig2=kbZM1bCFKdKuHjlln8wMCw&q=http://www.homepath.com.au/help/glossary/&usg=AFQjCNH-gktEUZSj0Yfo8OdKcCyCc-wc_Q)  On the other hand, you can Google definitions for the term "speculation" and find that they are riddled with scary little  words such as- risk, hope, anticipation, narrow and my favorite phrase..."Safety of principal is a secondary factor." In a sentence, those who choose to speculate in real estate for the short term, may be burned.
 Let's re-focus on our small lot investment for one last moment. In 2003 a raw land lot in the Pagosa Lakes area would bring on average $12,714, and now in 2007 somewhere around $40,000. Four years = $27,286 total net. Break that down and annually and you have $6,822  per year minus holding and closing costs on a principal investment of a little less than $13,000.  Let's see- 54% annually ROI for four years straight...not to bad. We may never see this dramatic of a return again, but for this moment in time, this is the type of profit that is possible.
   The housing market will remain our bedrock investment through the ebb and flow of current and future real estate cycles. It will continue to produce funds to help us through braces, college tuition, weddings, and retirement long after we have clicked the X on our browser and forgotten what has been written in the sensation-seeking story of the moment.


Google online Terrain Listing Example
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Fri, 14 Dec 2007 19:20:47 -0600
I have been playing around with this terrain feature that Google has put out recently. It works great for areas that have notable terrain features such as mountains, etc.
Below is an example of a little code I put together and snagged for my blogs and sites. 
It is seeing quite a bit of traffic on my main site. I wanted to share it with you all.

What else can be done to improve business with GT?



View Larger Map


Google maps have added terrain
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 10 Dec 2007 17:41:47 -0600
I wrote an article back in August entitled Google Earth Is catching on in where I expounded on the functionality of Google earth and how useful it can be in the Real Estate business for providing area information to out-of-town buyers who aren't as familiar with a specific area. I still use Google earth extensively for this and other reasons. I used it this morning for a customer.
  Google earth IS an amazing tool and it is catching on, but it is still not used by the masses.
Google recently unleashed their terrain data which allows a similar (yet not nearly as powerful) experience by using their standard on-line browser mapping functionality.
Here is a quick sample of the beloved Pagosa Peak trail.
 
Play around with it. How else can this technology help us in our business?
 


Real Estate Year End Comparison-2007
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 10 Dec 2007 08:08:23 -0600
As the end of another wonderful year in Pagosa Springs comes to an end, my thoughts begin turning toward a little reflection. I tend to do this in all parts of my life. Reflection of my faith and what I have been taught this year, a review of relationships good and bad and business practices with an eye toward improvement.
   For my on-line readership I thought I would give a snapshot of our Real Estate market, a year end comparison of sorts. I have compiled the SOLD  data from our local MLS system in order to see a general trend for the past 5 years.
 I have broken down the numbers into two major categories, Residential and Vacant Land. Residential is comprised of all stick-framed homes and sub-categorized by acerage  or partial acreage size. The Vacant Land can simply be understood as differing sizes. All data is county wide.
 



56 Short Drive Residential Lot with Huge Pagosa Peak Views! only 49K!
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 22 Nov 2007 20:40:55 -0600
56 Short Drive- Beautiful Mountain Views on this 1/4 acre lot
Location: Pagosa Lakes NorthBeautiful gently sloping lot with huge unblockable Pagosa Peak views. Lot is adjacent to greenbelt on the North. Land is situated to support a variety of house styles and orientation. Great location Great Price!
Features
Acreage: .24
Zoning: RSF
Sewerage: Yes
Water: Yes
Subdivision: Pagosa Highlands Estates
School District: Pagosa Springs
Agent Name: Chris Liverett
Broker: Jerry Driesens
MLS #: 590264
Covenants: Yes
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Chris Liverett
970-903-0481
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56 Short Drive
Pagosa Springs, CO 81147
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470 Heath Drive
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 22 Nov 2007 20:36:11 -0600
470 Heath Drive- 6 Bed 4.5 Bath
Location: Colorado Timber RidgeExecutive luxury 4200 sq ft home in the prestigious Timber Ridge subdivision. Enjoy pure Colorado that's just a short drive to shopping and amenities, but you would never know it. This amazing home sits on 3 acres looking across to the gorgeous Continental Divide. Investors take note this home can sleep up to 24 and has a good rental history.
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Chris Liverett
970-903-0481
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Asking Price: $999,900.00
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470 Heath Drive
Pagosa Springs, CO 81147
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Features
Bedrooms: 6
Bathrooms: 4.5
Parking: 4+
Year Built: 2006
Subdivision: Colorado Timber Ridge
Lot Size: 3 Acres
Garage Size: 4
School District: Pagosa
Square Footage: 4200
Agent Name: Chris Liverett
Broker: Jerry Driesens
MLS #: 594770
Brokerage Firm: Jerry Driesens Real Estate
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Appliances
Range/Oven
Full Refrigerator
Dishwasher
Sink Disposal
Microwave
Interior Amenities
Fireplace
Hardwood Floors
Kitchen Island
Vaulted Ceilings
Basement
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Jacuzzi
Grass Lawn
4 Car Garage
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VFLYER ID: 1395319


65 Granada Drive Pagosa Springs Colorado- Great Rental Investment!
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 22 Nov 2007 20:25:02 -0600
65 Granada Drive - Great Rental investment!
Location: Pagosa LakesBring ALL your friends. This fun home was designed to house and entertain a troop (up to 18). Inside, a huge great room including kitchen, living room,breakfast nook and dining room are on the main floor. Downstairs, a giant playroom and party space will afford you and your guests hours of enjoyment. 

Oversized decks and a double lot are a great bonus and all this is located minutes from the core area. Five bedrooms, 3.5 baths, 2 fireplaces and a cozyforest setting.

This bright and open home is currently being used as a short term rental property by it's owners. It is their most popular rental. Why not enjoy the home fory ourself and allow others to help with your carrying costs? Situated in ever popular Twincreek Village, this home has so much to offer. Please schedule your visit right away.
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Chris Liverett
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Asking Price: $519,000
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65 Granada Drive
Pagosa Springs , CO 81147
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Bedrooms: 5
Bathrooms: 3.5
Year Built: 2000
Subdivision: Twincreek Village
Lot Size: Approx .5
Garage Size: 2
School District: Pagosa
Square Footage: 3750
Agent Name: Chris Liverett
Broker: Jerry Driesens
MLS #: 594756
Brokerage Firm: Jerry Driesens Real Esate
Attributes
Appliances
Range/Oven
Full Refrigerator
Dishwasher
Microwave
Interior Amenities
Fireplace
Kitchen Island
Vaulted Ceilings
T and G Ceilings
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Jacuzzi
Decks
Landscaped
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VFLYER ID: 1397104


You don't scare me MSN!
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Sun, 18 Nov 2007 23:08:27 -0600
The national media is going strong, letting us all know on a daily basis the troubles of  the housing market. "Foreclosure" seems to be the hottest buzzword being splashed on for an instant headline anchor. There is a lot of truth being seasoned with fear and speculation. Five of the states that truly are being hammered with foreclosures are Florida, California, Arizona, Michigan, Ohio. The Midwestern states are reeling from the job losses due to the automobile manufacturing decline. Truth be known, these state may be in a similar circumstance whether there was a housing slow down or not. The coastal extremes have surely set themselves up for a correction due to record breaking appreciation rates. Areas like Arizona were simply overbuilt. This is the position that many areas of the country are in right now.    So with all of the housing fear and turmoil, where do we really stand when it comes to real estate prices? Have we here in Pagosa Springs found values to have appreciated or depreciated in the past few years?
   According to the data found in CREN (Colorado Real Estate Network) which is the Multiple Listing System that we use here in Pagosa Springs, our overall value remains fairly stable.
    I believe most REALTORS would agree when I say that our market noticed the first signs of volume slowdown for this cycle around the summer of 2006, July to be exact.
  For this article I am just going to look at a few sample market sectors to give you an idea of the overall situation. Looking at year over year median prices our MLS system shows the following:
 Single Family Homes built on a 1/2 acre or less have sold for $244,750 in 2007, up 4% from 2006 with a median sales price of $234,500. 
Vacant Land Lots of 1/2 acre or less have sold for $40,000 on average as compared to $50,000 in 2006. This would constitute a 20% loss in value overall.
Vacant Land 35-40 acres commonly known as 35's are seeing a median sales price this year of $325,000 this is up significantly from a median sales price of $229,000 in 2006.
All Residential. This is taking into account every residence in Archuleta county stick framed, manufactured, and condo found on every number of acres-AKA the whole enchilada. Median sold price for 2007 as of this articles publication is $260,000 compared to $259,305 in 2006. If my calculator works that is less than a 1% change (for the better) in real estate value from last year until now.
   What these numbers do not take into account are the days on market or the number of sales per unit type that has taken place. Those figures have most certainly changed and are causing sluggishness in our market. Time will tell how that part of the story ends.
  There are reasons that certain parts of the market hold and appreciate while others may see more fluctuation. I will not go into those here in this article but would be happy to discuss it with you over the phone or a cup of coffee. Give me a call if you would like to talk about these trends or anything else real estate related. Until then, read those headlines with a certain amount of skepticism. So far the picture here in Pagosa Springs looks a little different than MSN might have us believe!


Buyer Protection
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Tue, 13 Nov 2007 15:56:18 -0600
Over the years the state of Colorado has developed a very buyer protective type of real estate sales contract. In a conversation with another broker a few weeks ago the topic of failed purchase contracts came up. He was astonished at the number of contracts that he had written that have fallen through and not gone to closing in 2007. After discussing some of the reasons for these failures I made a kind of mental inventory of a few of the major things that we as real estate professionals have to pay very close attention to when it comes to drafting and creating a successful sales contract.  I thought it may be of benefit to many of my selling readers to list a few of the major terms to be aware of when participating in a real estate sale.
The closing date.  Make sure that the date the buyer wants to take title is reasonable for you. I have witnessed major emotional heartburn over closings that did not fit well with the seller's schedule. 
The earnest money. Look for the largest earnest money deposit possible. Since this money is forfeited if the buyer backs out, a  large earnest money deposit is a good indicator of the level of seriousness and ability of a buyer. 
Fixtures and personal property. Be sure to check the items that the buyers expect to remain with the property and make sure it is acceptable. 
Inspection repairs. Determine what the requested repairs will cost and determine if it would be better to take care of these items or offer to lower the price by the determined amount. During an already stressful process, often times it is easier to just adjust the final price. 
Contingencies. See what additional factors the buyer wants met before the contract is final- inspections, selling an existing home, obtaining a mortgage, review of contract by attorney. This list could be limitless. Set parameters on contingencies so that they will not drag out and keep the sale from becoming final. My rule  of thumb is the more contingencies the weaker the desire to purchase.  
The contract expiration date. See how long you have to make a decision on an offer. 
    Obviously the most important part of any purchase contract is the sale price. We know this without giving it too much thought. It's the seemingly small things that can often times hang a contract up from going to closing. As a seller you want to find and accept the "cleanest" contract possible. A Realtor with daily experience can be an incredible asset to help you decipher the sometimes not so obvious issues lurking behind the typed print of an offer. Sometimes the reasons behind the arrangement of specific terms that a buyer asks for can be re-arranged in such a way that helps you, the seller, obtain ultimate success. It pays to have a Realtor on your side that can be your advocate in walking through this process.


Home buying trends of 2007
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Sun, 28 Oct 2007 23:05:53 -0500
I just completed an on-line quiz to determine my level of competency when it comes to predicting and understanding on average what home-buyers are looking for. This test ,created by the National Association of REALTORS, is based on a survey aimed at understanding the ever-changing trends of our market. While every consumer has individual preferences, we live in a culture that thrives on a sense of uniformity. I wanted to take a closer look at these trends so that I may equip myself to better understand the mindset of the buyer.
     This week while looking through a home, the couple pointed out in dissapointment the tiny little master bedroom closets. I realized that this home must have been built in the 60's  due to the closets and a few other aspects of the house. It's hard to understand or remember the details of life 40 years ago and the reasoning behind such a floorplan.
   Here we are in 2007 with much different life priorities . For better or worse, our wants have changed when it comes to home preferences. In keeping with that thought here is a short list of the top features in 2007 that home buyers want. This list looks at home buyers overall desire and for what they are willing to pay extra. (I hope all those spec. builders out there caught those last 3 words.) The information gathered is from  purchases made starting in 3rd quarter 2006 to early 2007.
    The number one feature cited was central air conditioning. Given our climate in Pagosa Springs, I believe this one can be safely crossed off. I can only think of about  a 1/2  dozen homes currently on the market that even have air conditioning. So I will begin my list here with the number 2 choice.
Over-sized garage. 
Walk-in closets. 
Backyard with play area. 
Cable or satellite TV readiness. 
High-speed Internet access.  
 Over-sized garages for our purposes can be defined as 2+ cars. The real estate markets in the West and Mountain areas scored very big here. Extra garage storage is very important. 56% of home buyers will pay more for this.
    Walk in closets are the next must. This was given as the number one preference in 2004. I have to wonder what this says about the level of vanity in our culture...but I digress.
 Outdoor spaces and play areas are big on the young families list. I can relate to this. I believe this is a prime age for entertaining friends, and sometimes lots of kids are involved. Or is it that this bracket just can't afford to go out?!
   High speed Internet access may be debatable in a town like ours, but I think the need is here also. I ran into two different couples just this weekend that are telecommuters of sorts, and work primarily off of an Internet connection.
   After finishing my quiz the results came back at a 80%. Will this little exercise help me sell any homes this Fall? I don't really know. I do know that staying on top of trends and understanding the way of the market will help me in advising builders and investors who want to maximize profit. I will continue to pour into this type of information so that I can remain an asset to my business and to you the trusting buyer.


Evolution of marketing- (the quick and dirty version)
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Thu, 25 Oct 2007 16:26:56 -0500
Many times when I mention blogging or social networking to the general public I get an eye roll. "What do you mean social networking, is that like MySpace?" Well partially I explain....and you know the rest of the story. It seems that unless you are on board with the march of the 2.0 , you really don't get it. Sometimes to explain in the super-macro overview style I will give a little discourse that goes something like this-
Once upon a time word of mouth was THE avenue for marketing your goods or services. Six Gun Sam would ride into town and ask where he could board his horses and he got his answers via ...a referral networkof sorts. Everything was done word of mouth and by pure reputation a business succeeded or failed. It was personal. There is NO DOUBT that this is still the best form of advertising for any business.
NEWSPAPER
Then there was the print media that offered an opportunity to pay to have you face and marketing information thrust out to the publics eye. An eye that was, and still is to some degree information hungry.
RADIO
Next we have radio. Now we are able to put a voice with this business. Let's play on emotion and rational. This is a major breakthrough based on the fact that we can broadcast a subliminal message of  sorts while consumers are shopping or driving.
 TELEVISION
Now were cooking with gas! Advertisers are free to appeal to you through site, color, action, humor, drama, sound... you name it.
INTERNET
Fast forward to the real breakthrough in technology. The Internet. I'm not going to begin to explain all of the obvious advantages that we have through an on-line presence. Only to say as we have developed our style and ease of website deployment to a wonderful level in business and pleasure.
There is one major problem with all of this "advancement".
We have slowly eased away from the #1 element of successful business operations from time past.
 Personal Familiarity
I reference the original form of advertisement, the referral. This has always worked because there is an understood element of trust involved. In the name of convenience we have fudged from that. Let's cut right to the chase.
 Are not most websites out there no more than pictures, words, phrases, video and audio that has been strategically arranged to portray the best possible scenario for a business front?
Does it or does it not become a little stale and over-rehearsed to the point of losing much of the genuineness?
For example. We are in the real estate business. We are a people business, and if you are not a people person than you will soon find yourself doing something else to keep the lights on. We are employed to help individuals through usually the biggest financial decisions of there lives. We also live in a world where over 80% of these consumers will shop on-line way before they pick up the phone to call and get to know you...get to trust you. 
In this world of technology where people still want a real connection to their agents, the web 2.0 model is the bridge that they are and will use. It enables us to provide true authenticity, a genuine level of professionalism (if we are true professionals), quick response time, and an endless supply of ways to deliver this information.
 It enables ample information to be shared and trust to be built in a no pressure atmosphere.Think very hard about this statement because I am convinced it IS the answer to a business model that is taking over and will dominate our world in a very short amount of time.
 
 
-----If this is a subject that interests you, I started a new group, feel free to join.- WEB 2.0
 


What do Elk Hunting and Real Estate Investing have in common?
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 15 Oct 2007 22:23:07 -0500
Fall-my favorite time of year. I don't know why it strikes me so strongly. I think maybe it is from boyhood memories of growing up in the South. The autumn temperature drop was accompanied  with an acute degrading of moisture content in the air. This was a very welcomed change. Along with the Fall change came the preperation for hunting season, a ritual that I still participate in though I live in a different place and time.
   As I paid my dues in the forest this year, my mind wandered to the disciplines involved in this endeavor known as big game hunting. Remarkably they are very applicable to many things in life. One of which is real estate investing.
So as my "Tribute to the hunt" (and my nod to the myriad of southern license plates affixed to an army of camoflaged 4×4's) here are  3 principles that both successful  hunters and real estate investors have in common:
Preparation-
 Preparing to spend several days in the mountains of Colorado can not be pulled off without a little forsight. What will the weather be like? What is the best altitude for the type of game we are after this time of year? How far will we be from a good water source? You wouldn't go into the hunt without adequately addressing these and a hundred other issues. As one begins the process of looking for investment real estate purchases many thing have to be considered. What EXACTLY is the economic tempo of a given real estate market? I don't mean what is the media spewing, I mean what are the most current sales records conveying? Has the time-line of sales been studied for a specific neighborhood with seasonal adjustments made? There are factors at hand that are best spoken to by professional real estate brokers who live, eat and breath a specific market. They are excellent sources of information when it comes to preparing for investment purchases.
Planning-
Without a plan for Elk hunting in the mountains around Pagosa Springs, you will be just as effective sitting on the couch at LaTazza. (O.K. lame comparison. I happen to be writing this from there, it was the first thing that came into my mind.) To successfully get into harvest range of game you can't just have a plan, you have to have plan A through F.- Virtually an  alphabet soup of back-up plans. In real estate investing having the proper plan to fit your desires is essential. What type of financing works best? Should you finance locally or elsewhere? What is you exit strategy should things change for you? As a real estate professional, these are the kind of questions that I field on a daily basis. It pays to have someone help you plan strategically for your real estate investments. Someone who can help you hatch a plan that is specific to you and your desires.
Patience-
 Wait for daylight, wait for the wind to change, wait for the rain to stop, wait for the right animal, wait for the right shot. The opportunities for increasing patience in the world of hunting are endless. Without the proper patience failure is in-evadable. It is no different with real estate purchases. Speaking from experience, ( and not a pleasant one) lacking patience will hurt you. It hurts in your wallet, it hurts in your intellect, emotions and spirit. Being patient also means having "patient" money. This is advice that you won't get from all mortgage or real estate professionals. What I mean is if you are not buying with cash, are you able to hold the note for a long enough period of time? Banking on the "maybe" is a tough gamble in this line of business. Make sure you can withstand the weather if the winds  change. I have spent too many hours this year consoling sellers who are "just trying to get out" because they were not allowed the luxury of patience due to a squeeze in the budget after their real estate purchases.
 I have a few men that I owe much to in the realm of hunting wisdom and knowledge. I could have never been as successful without their input and guidance. How did they get so good? Experience. Real estate investing is no different. We are experiencing a fantastic time to buy investment property in Pagosa Springs right now. Go for it. Just remember the basic disciplines. If you are new to the investing world, enlist the guidance of a real estate professional that you can trust. Then one day you can pass on the wisdom and learned disciplines to someone else.


FSBO- Just the facts Ma'm:
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Wed, 10 Oct 2007 15:21:39 -0500
Every year a percentage of home sellers decide to throw caution to the wind and brave the market alone without the help of a real estate professional - by selling their homes "For Sale By Owner" also known as FSBO.

This diminishing group of FSBO's (pronounced fizz-bows) venture bravely into the land of marketing, screening, qualifying, scheduling, showing, relentless calling, emailing  and paperwork. All for the common goal...to save money in their home selling transaction. It's often an experience found a little less than rewarding.

The numbers gathered by NAR  (The National Association Of Realtors) tell the story.  In 2006 12% of home sellers in the United States chose to go this route. This is down from 20% in 1987. More telling than this decline is the fact that 40% sold their home to someone that they already knew prior to this transaction.

"Yeah, but isn't it as easy as putting out a sign, waiting for the calls, and rolling your wheelbarrow to the bank?"

According to NAR 18% of FSBO sellers indicated that preparing their home or investment property was the most difficult task when it came to selling without the aid of an agent. The next most daunting task was listed as keeping up with paperwork which came in at 16%, and selling within the desired time-frame at 15%.

"Well, the bottom line is WE SAVED MONEY, right?"

Again, citing NAR, homes sold by owner do NOT statistically come out financially ahead.

In 2006, sellers leaning on the aid of real estate professionals sold their property for an average of 32% more than FSBO sales. The median sold price of single family, stick framed homes that I gathered from our MLS looking back at the last 12 months was $274,500. Taking this as our baseline and using the number of 32%  puts an average savings of nearly $66,500 in each home seller's pocket!

I suspect that some of these figures may reflect a number of different things. Among the top of the list is the fact that selling your home is an extremely emotional and sometimes physically draining process. It's your nest-egg, life investment or possibly your retirement that we are dealing with here. In real estate, much like many areas of life it is important to have a third party that is unconnected emotionally to help guide us in our decision making process. Someone who can stand back objectively and speak into the situation with a little more clarity about the subject, unclouded by strong emotions.

Additionally, no matter how much time, energy and research you may put into selling your home, you will be hard pressed on equaling the effort of a licensed real estate agent. A Realtor that is working full time is doing just that-putting a full time effort in understanding our ever-changing market.

The bottom line is, according to the numbers, it pays to have a real estate professional on your side when selling your home in any market.

Chris Liverett lives in Pagosa Springs with his wife Rachel, daughter Sierra and son Cedar. "I claim a lot of the same reasons that others do for moving to Pagosa: 300 days of sunshine annually, surrounded by three million acres of God's playground, and did I mention the people?"  He helps buyers and sellers of real estate find one another, as part of Associated Brokers of Pagosa and Jerry Driesens Real Estate.  You can learn more about Chris at his web site.


Market report for Pagosa Springs Colorado Real Estate September 2007
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Tue, 02 Oct 2007 17:23:11 -0500
   The  Pagosa Springs market is showing small pockets of improvement, but overall can still be called a buyer's market and classified as relatively flat.    I have compiled the market report for September of 2007. The % change is taken from a month to month basis. This is the % of change since August of 2007.   I hope you find this information helpful.  
Pagosa Area Real Estate Sep 07
# Sold % CHNGE MED. PRICE % CHNGE CUR. INVENTORY % CHNGE
Homes 17 0.00% 309,000 2.91% 459 3.27%
Condos 7 28.57% 281,000 3.95% 135 6.67%
Land <.5  7 0.00% 53,000 10.38% 458 2.62%
Land .51-2.99 8 37.50% 53,500 2.80% 243 1.23%
Land 3-9.99 5 40.00% 169,000 17.75% 203 0.49%
Land 34-45 2 0.00% 365,000 NA     91 2.20% 



Truth is stranger than fiction (and funnier too).
Chris Liverett Pagosa Springs Real Estate (Associated Brokers Of Pagosa) — Mon, 24 Sep 2007 00:31:54 -0500
 
Last week I encountered a situation that is too funny not to share with my readers. The story begins about a year and a half ago in the spring of 2006 when I helped a young couple find a parcel of land that they would soon prepare for construction. They took every precaution to get the perfect piece of real estate, one that they could build a home on that they were proud of. After about 6 weeks of looking we finally found it. I spoke to them two times after closing, and as things go, we all got busy with our lives.
  Fast forward to July of 2007. The gentlemen of the former mentioned couple walks into my office at about 6:30 one evening. We'll call him Jody. After exchanging pleasantries and catching up a bit he tells me that he would like to try and purchase the property adjacent to his. I can help him with that. "It's what I do" came my feeble attempt at weary comedy. As he was leaving my office I assured him that I would do my homework and have  a direction for him to make an offer in the next few days.
   After dialing the phone number that I came up with for the neighbors acreage I got a series of beeps which lead me to believe that she, we'll call her Ms. Spacey, was using her phone for a tandem fax set up. Ok, I'll try a call again tomorrow...same story. I then checked every reference I could find to come up with an alternate number to reach her. No good. Plan "B" I'll draft a note and fax it to her. I did this by hand so that it would not appear to be a sales scam. Two faxes later I have nothing. Plan "C" send her a letter. Sent the letter and waited with nothing in return. I decided to keep trying these three methods until something turned up. Days turned into weeks and then  a couple of months until this project slid off my radar.
   Then last week I get a phone call from the feminine counterpart of my young couple clients ( we'll call her Jackie) priming me again to get this land for them. I did not want to let them down. I rolled up my sleeves and with great determination went back to the fax machine with a barrage of hand written notes. Then ...the call. It was Ms. Spacey herself. She seemed very surprised that her phone was rolling over to the fax. When I told her it had been for months she laughed and said "I'm not really in the twentieth century yet". ( which I found hysterical in and of itself)  As she started reminiscing about the piece of property I flipped open my laptop to discover she had owned it since 1979. She told me of weeks of camping, motorcycle riding, soaking in the springs (the old school version with cross ties) bonfires, birdwatching and on and on about the good old days and her "Pagosa paradise". Ms. Spacey and her family it seems have spent countless weeks enjoying their little piece of heavenly vacation property. After all of this, to my surprise, she still said that she would sell it! Not wanting to pressure her on the spot for a purchase price I discreetly dismissed our conversation with a promise of a return call.
   Two days later I have two faxes from our Ms. Spacey in my in-box. This is strange to me because I left her with all of my contact phone numbers, and I have not received any calls. The first one tells me that she thinks "I must have the wrong property owner". Even though I used her first and last name several times in our initial conversation. I dismissed this to being confused about street address vs legal lot and block number, a pretty common occurrence. It was the second fax that still has me a little worried about what I have gotten myself into. You see, in order to make a successful transaction occur between two parties who are approaching one another in this manner, there has to be certain elements in place. Trust, understanding, intent, solid communication...and maybe sanity? After all of the fond memories of Ms. Spacey's past with her little piece of land and the countless summer trips, the second fax says: "Mr. Chris Liverett I so much appreciate our conversation about my land in Pagosa. I want to visit it soon. Can you tell me how to get there?" 
   I'm not sure where this leaves us in our pursuit of a real estate transaction, but I know that some things in life are too funny to make up.