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        <title>Real Estate Blog</title>
        <link>http://www.breck4sale.com/blog/local-real-estate-news/</link>
        <description></description>
        <item>
            <guid>http://www.breck4sale.com/blog/summit-county-update-may-7-2012.html</guid>
            <link>http://www.breck4sale.com/blog/summit-county-update-may-7-2012.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Summit County Update: May 7, 2012</title>
            <description> <![CDATA[ 
For Breckenridge and Summit County Market Stats:   www.BreckStats.com


The number of listings closed so far in 2012 is up 3% in Summit County! The number of listings that are under contract is up 30%! 


If we assume that all the listings that are under contract do close and assume that all the listings that were under contract last year at this time also closed and added those numbers to the already sold for each year…well, over the next couple months that 3% improvement this year may move up into around a 10% improvement in the number of listings sold in Summit County. The current active listings are coming on the market at 9% below last year at this time; our inventory is shrinking.


The number of new listings this past week is up with 45 but also down 26%, compared to the same week last year. The number of listings going under contract this past week is up over last year’s by 53% and the number of sold listings is the same. 


Breaking it all down shows that the North Side (Frisco/Dillon/Silverthorne/Copper/Keystone) has gained about 10% of the total number of listings sold while the South Side (Breckenridge) has lost 10% - the market activity is swinging towards the North Side of the county and away from the South Side. This year, the percentage of listings sold in the County on the North Side is at 63% (last year it was 52%) and the South Side is at 37% (last year it was at 48%). The current listings that are under contract are favoring the North Side at 58%. The North Side is up 24% in the number of listings sold and the South Side is down 20%. 


Taking a look at price bands shows that sales between $500,000 and $1,000,000 are up 18% in Summit County while below $500,000 sales are down 2%. The band above $1,000,000 is down 10% in the number of sales so far in 2012. The current 'under contract' price band indicates sales under $500,000 sales at the detriment of the $500,000 to $1,000,000 band sales. Under $500,000 that are under contract shows an increase by 5 percentage points, $500,000 to $1,000,000 under contract band shows a 5 percentage point decrease and the over $1,000,000 remains the same. 


TidBit of Interest. Sold average sold price changes by price band in Summit County – $0 to $500,000 the average sold price is down 1%, $500,001 to $1,000,000 the average sold price is down 6%, $1,000,000 to $2,000,000 is down 6%. 


RE/MAX participated in more sides that sold in the over $1,000,000 range than any other real estate company in Summit County so far this year!  RE/MAX Properties of the Summit is number one for transactions closed in Summit County through April 30th of this year. 


For more details on Breckenridge and Summit County statistics, go to www.BreckStats.com


 
 ]]> </description>
            <pubDate>Mon, 07 May 2012 13:08:07 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/best-deals-may-4-2012.html</guid>
            <link>http://www.breck4sale.com/blog/best-deals-may-4-2012.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Best Deals - May 4, 2012</title>
            <description> <![CDATA[ 
Click on 'Read Full Post' below to access details. 


For info on some of the best deals available, check out the list below. I watch the market daily, and add listings that I think are real opportunities. For details on why a particular property is a great deal, give me a call and we can discuss previous sales and market history. 


New 'Best Deals' This Week (5/4/2012)


 


Tyra Summit: 2-bedroom ski-in/ski-out for under $500k - best price in six years!


Peak Eight Place: ski-in/ski-out vacant lot; 50% off 2008 sale price! Bank sale.


 


Additional Best Deals: 


 


Base 9: Two-bedroom ski condo, under $400k


Gold Camp: 2-bedroom condo close to base of Peak 8 Breckenridge


Mountain Thunder Lodge: high quality ski condo, priced right


Mountainwood Condo: 2-bedroom ski condo, walk to slpes, underground parking


Park Avenue Lofts: across the street from ski-in/ski-out, once block from Main St, Breckenridge


Park Place: spacious, renovated ski condo with vaulted ceilings


Pine Ridge: 2-bedroom ski-home condo, with more space than today's new condos, about one block from Main Street


Powderhorn Condo: slopeside ski condo, over-sized with garage, swimming pool


Tyra Summit: ski out your back door to Snowflake Lift, ski back home on Four O'clock. Best price.


Village at Breckenridge: one-bedroom, priced to move, ski-in/ski-out, big income


Village at Breckenridge: 2-bedroom condo with lockoff design, ski-in/ski-out, 1/2 block from Main Street


Village Point Townhome: 


Warriors Mark West: ski neighborhood, close to Peak 10


White Wolf: ski duplex with garage, backing to nordic trails


Home in 39 Degrees North: views of Quandary and backing to National Forest


Home in the 97 Subdivision: beautifully appointed home south of Breckenridge


Modern Classic: unique contemporary home on private two acres


Off-the-grid: home on 34 secluded acres; zoning allows second home to be built


 


 
 ]]> </description>
            <pubDate>Tue, 21 Feb 2012 12:28:28 -0600</pubDate>
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            <guid>http://www.breck4sale.com/blog/best-deals-breck.html</guid>
            <link>http://www.breck4sale.com/blog/best-deals-breck.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Best Deals Breck</title>
            <description> <![CDATA[ 
For info on some of the best deals available, check out the list below. I watch the market daily, and add listings that I think are real opportunities.  For details on why a particular property is a great deal, give me a call and we can discuss previous sales and market history. 


Residential:


Alma Home: S377432; charming home in like-new condition for only $229,000


Alpine Breckenridge: S377506; 4 bedrooms, 3.5 baths, newer home in alpine setting


Base 9: S375271; 2-bed ski condo with 1350 sq-ft living space


Crystal Peak Lodge: S376718; ski-in/ski-out at Peak 7


Elk Ridge: S372943; walk to lift from spacious, updated townhome


Fairways: S363191; new construction, price reduced 30% from 2008 actual sales


Lakeshore: S376244; deal at under $200 psf; 5-bedroom home close to Breckenridge


Mountain Thunder Lodge: S374912; luxury condo at reduced price


Pine Ridge Condo: S377426; ski home to this 2-bedroom condo, one block from Main Street


Silver King Lode Condo: S376786; 2-bedroom, 2-bath condo in Woodmoor


Stonehaven: S376985, single family home, best deal on the Breck Golf Course 


Stonehaven: S374745; on the fairways, 4 bedrooms, 4 baths


Timber Creek Estates: S369510; stunning home, priced to sell


Quandary Breck Condo: S375711; one-bedroom condo south of Breck


Tamarisk: S377


Tiger Run Cabin: cabin overlooking he Swan River, association amenities over-the-top


Trails End Condo: S377394; ski-in/ski-out condo at greatly reduced price


Village at Breckenridge: S376376; ski-in/ski-out, 2-bedroom, lock-off, great rental income


Wildwood Lodge Condo: S377391; ski home to this one-bedroom condo, 2 blocks from Main Street Breck


Wildwood Lodge Condo: S375072; one-bedroom ski condo, overlooking stream


White Wolf: S374297; townhome close to slopes, but privacy abounds, overlooking nordic trails

﻿

﻿﻿39 Degrees: already gone﻿, call for details﻿


Spruce Valley Ranch: already gone﻿, ca﻿﻿ll for details﻿


Village at Breckenridge: ﻿﻿already gone, call for details﻿


﻿Baldy Mountain Townhome: already gone,﻿ ﻿﻿call for details﻿


Longbranch Condo: a﻿lready gone, call for details﻿﻿﻿


Main Street Station: ﻿S371978; ﻿already gone; call for details ﻿﻿﻿﻿


﻿﻿ 


Vacant Land:


Braddock Hill - Highlands at Breck


Duplex Lot in Woodmoor


Summit Estates


Fairways


Discovery Hill - Highlands at Breck: already gone


 


Give Susan a call to discuss these and other great buys in the Breckenridge area. 


Direct phone: 970-389-0182. 
 ]]> </description>
            <pubDate>Thu, 08 Sep 2011 19:07:31 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/tannenbaum-on-the-river-305-breckenridge-condo.html</guid>
            <link>http://www.breck4sale.com/blog/tannenbaum-on-the-river-305-breckenridge-condo.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Tannenbaum on the River #305 - Breckenridge Condo</title>
            <description> <![CDATA[ Located in Breckenridge, this contemporary ski condo is a short walk to Breck ski slopes, overlooks the Blue River, and is just steps away from national forest hiking trails. For details, click here. Newly renovated, this unit has a contemporary-designed kitchen, including new granite counters, cabinetry, and stainless appliances. Other recent upgrades include a new fireplace surround, new paint throughout unit, and new furnishings. Need some space to spread out? With vaulted ceilings and floor-to-ceiling glass, this 1465 sq-ft condo feels even more spacious. The two bedrooms are both large enough to include two king or queen beds; both bedrooms have a private bath, as well as private entry from building exterior. Even more features: loft that will sleep two people, a 3rd full bath, and washer/dryer in unit. The lockoff design insures strong rental income on the short-term rental market. Amenities includes outdoor swimming pool, four hot tubs, and a large deck beside the river for summer gatherings. Need to feel like you're in the beautiful mountains of Colorado? Listen to the river rushing below while enjoying the privacy of a deck surrounded by spruce. In excellent condition, this unit offers mountain serenity, spaciousness, and accessibility to the hot spots (ski slopes, downtown Breck, hiking trails). Priced competitively at $570k. MLS #S376844. Details at website: www.tannenbaum305.com. ]]> </description>
            <pubDate>Tue, 05 Jul 2011 14:37:47 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/seven-myths-of-buying-real-estate.html</guid>
            <link>http://www.breck4sale.com/blog/seven-myths-of-buying-real-estate.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Seven Myths of Buying Real Estate</title>
            <description> <![CDATA[ 
When purchasing real estate, beware of preconceived notions about how your transaction should proceed. Here are a few items to look out for:1. "The perfect property is out there." Buyers tend to focus on the one thing that's wrong with a property rather than the nine out of ten things that are right. Buying property is an exercise in compromise. If you find the location and view that is desired, don't expect the kitchen to be perfect. Instead of shooting for everything on your wish list, decide which items are true deal breakers. 2. "The house has to speak to you." Buyers often get caught up in how a property "feels" of "speaks" to them. Homes are sometimes staged so they evoke pleasant emotions from house hunters - that doesn't mean you, as the new owner, can't do that yourself - create the space to be your own refuge. Unless you're buying the furniture that's there, imagine your own belongings and look at the space with a critical eye. 3. "The listing information is always accurate." When it comes to MLS data and real estate agents, don't believe everything you read and hear. If you're looking for specific information, perform your own verification or ask for direct assistance from your Realtor. Take a tape measure, count closets, notice where the electrical outlets are located, verify energy costs. Above all, hire a qualified inspector after your offer is accepted. 4. "You should buy as much house as you can get."  In real estate's heyday, it was common to see two people living in a 4000 sq-ft home, with bedrooms and baths that were rarely, if ever, used. These days, it doesn't make financial sense, and many buyers recognize the value of quality over quantity. Buy a home based on the design and comfort that enlivens you, rather than the size that is of no use.  5. "If an offer was accepted right away, it was too much." Buyers remorse is common, especially in an uncertain market. But if you and your Realtor do your homework before an offer is made, and you know your offer is inline with market values, don't look back if the offer is accepted. Buyers and sellers are likely both winners in this scenario, and it's a waste of time and energy to second guess yourself. 6. "The value of the home will increase." If we learned anything from the housing crisis, it's that homes are not cash cows. Unless you're an experienced investor or home flipper, don't expect that $200,000 condo to be worth $300,000 in two years. Owning real estate is an investment that enhances your day-to-day life - enjoy it, design it as an extension of the person you are. 7. "The property is worth the tax assessor's value placed on the property." Nonsense. The home may be listed for $300,000 and the tax valuation gives it a value of $230,000. Don't make the mistake of thinking the value of the property is equal to the tax valuation. It could be higher, it could be lower. Have a qualified Realtor discuss the details of how tax valuations are done in your area, and look to the current market to understand where values are. 


These are just a few things to think about when purchasing real estate. Once you enter the process, more details will crop up as important factors to consider. Make sure you're working with a qualified Realtor that can assist you fully in this complicated process - most buyers appreciate the guidance, knowledge, and know-how that a REaltor can bring to the table. 


 


 


 
 ]]> </description>
            <pubDate>Wed, 04 May 2011 10:48:43 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/tax-valuation-update.html</guid>
            <link>http://www.breck4sale.com/blog/tax-valuation-update.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Tax Valuation Update</title>
            <description> <![CDATA[ 
Last Friday, April 29, 2011, the Summit County Tax Assessor's office mailed the updated valuations to property owners in the county. After watching property values decrease over the past two-plus years, our local property taxes are now playing catch-up (which is how it's done in Colorado - we pay our taxes based on property values that are two to three years in the past). So next year, in 2012, most owners will be paying a smaller tax bill than paid in 2010 and 2011. Overall, according to Beverly Breckstone, the county assessor, values have adjusted downward 16% from the previous valuation period.  This is the first time in several years that Summit County has had a decrease in property values.A sixteen percent across-the-board decrease may be the accurate ballpark number, but it's hardly reflective of actual neighborhood values. Some locations have remained flat in value, some experienced a plunge of over 30%, and a very few others have increased in value. Location, age, design, quality, and views are main factors that drive demand, prices, and valuations. The more these factors are in play, the higher the demand for the property, and hence less votality in a changing market. When considering the purchase of real estate, understanding which factors will help your property retain its value is important. Make sure you choose a Realtor that can have this discussion with you. There will always be some flex in the market, but when the market is decreasing, we all prefer the less flex. 


 
 ]]> </description>
            <pubDate>Tue, 03 May 2011 14:53:26 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/breckenridge-real-estate-update-april-30-2011.html</guid>
            <link>http://www.breck4sale.com/blog/breckenridge-real-estate-update-april-30-2011.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Breckenridge Real Estate Update April 30, 2011</title>
            <description> <![CDATA[ 
Since the ski areas (Breckenridge, Copper, Keystone) closed a week ago (April 24, 2011), we've shoveled another 15" of snow off the decks and sidewalks, and it's still coming down. Our late season skiing was over-the-top wonderful, and for those who can't get enough time on the slopes, Loveland and A-Basin remain open. But for most of us, we're ready to switch gears, and head into summer, with plans for kayaking, hiking, biking, town barbecues, gardening, farmer's markets, and music festivals in Summit County.I want to send out a hearty congratulations to Robert and Lori, who recently closed on their Breckenridge ski condo, purchased to enjoy all that our area has to offer, as well as serve as an investment property that will bring in some short-term rental income. Robert and Lori put a lot of thought into their choice, looked at multiple units, considered amenities, locations, cash-flows, and management companies. In the end, they selected a unit on the slopes that offers ski-in/ski-out access as well as privacy; it's been beautifully remodeled, has garage parking, and a deck that allows direct access to the ski hill. After visiting Breckenridge and viewing condos in mid-ski-season, they returned to the east coast and made an offer on a unit they had not previously seen. I think that takes a lot of courage and trust, but Robert and Lori worked diligently through the process, and they made a choice they are now excited to call their mountain home. If you're thinking about beginning your mountain adventure with a short-term rental property, here are some important steps in the process: (1) if securing a loan, speak to a local lender and identify your price range (2) visit my 'Search Listings' option on my website www.Breck4Sale.com, and use the Map Search option to locate your desired neighborhood (3) think about the criteria that are most important to you: size, bedrooms, location, rental income, etc (4) get in touch with me, we'll discuss your parameters, start working on cash flows, and I'll put your search criteria into my system, to locate what fits best right now, as well as those new listings that may be coming on the market. 


Prices and interest rates remain attractive for even the toughest bargain hunters - give me a call, and we can get started on your mountain getaway. My direct line is 970-389-0182; my email address is susan@breck4sale.com.  


 
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            <pubDate>Sat, 30 Apr 2011 16:38:15 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/best-deal-breck-april-7-2011.html</guid>
            <link>http://www.breck4sale.com/blog/best-deal-breck-april-7-2011.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Best Deal Breck April 7, 2011</title>
            <description> <![CDATA[ Today's best deal is a residence about 4 miles south of Breckenridge, located in Timber Creek Estates. This home, built in 2002, was sold in 2006 for $1,010,000. It's now a distress sale - a bank sale - and our area does not see a lot of these, with this kind of price reduction. As of April 7th, the price was lowered to $689,000. The home includes 3 bedrooms, 2.5 baths, a media and billiard room, a spacious private master deck, on 1.5 acres with great mountain views. For details, click here, or contact Susan Gunnin at 970-389-0182. Please note: not all details on property are accurate - please call for further explanation or more photos. This property is going to sell soon - if interested, act now.  ]]> </description>
            <pubDate>Thu, 07 Apr 2011 12:44:20 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/summit-county-foreclosures.html</guid>
            <link>http://www.breck4sale.com/blog/summit-county-foreclosures.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Summit County Foreclosures</title>
            <description> <![CDATA[ 
Summit County Foreclosures, March 28, 2011


The local foreclosure count is on the rise again; based on 1st quarter numbers, 2011 may have a 70% increase over 2010. In 2010, we doubled our 2009 numbers. Take a look below:Year             Summit County Foreclosures                 % increase over prior year


2007                             11                       


2008                             33                                                     200%


'2009                            47                                                       42%


2010                           104                                                      121%


2011 (ytd)                     44                                                         ?


Foreclosures (aka Trustee Sales) take place every Friday on the courthouse steps in Breckenridge, the county seat. The high bidder must make payment in full on the day of the sale. If no bids are made, or if the minimum bid required by the bank is not made, then the property will revert back to the lender. The majority (90+%) of foreclosures in Summit County revert back to the lender, and are later brought back on the market as REO sales (bank-owned sales).  


Like most markets across the country, the Breckenridge and Summit County market has experienced significant loss in value since 2007. Prices are now stabilizing, or are at least not depreciating at our former levels (2009 saw the greatest level of decline). So if the market appears to be stabilizing on one hand, why are we seeing an increase in foreclosures? What does this say about our market?   I'm not a bank insider, but I think the reason for the increase in foreclosure numbers is due to the back-log of properties that are in default - the default may have happened many, many months ago and the bank is finally getting around to the solution of last resort: foreclosure.  The foreclosure process can begin anywhere from one day after a missed payment to several months, even a year. With growing inventory of properties in default, the lenders are finally getting around to the unavoidable house cleaning; defaulted properties have to go through foreclosure before banks/lenders can market the property as a bank sale. How do foreclosures and bank sales affect our market values? Our market is not heavy with foreclosures or bank sales; what is driving our market is buyer demand. Take a look at these market statistics to get a quick picture of today's market trends:  Summit County Statistics. So even though our foreclosure numbers are still on the rise, it's the shift in demand that has created the bigger impact to our market. 


 


 


 


 
 ]]> </description>
            <pubDate>Mon, 28 Mar 2011 19:30:47 -0500</pubDate>
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            <guid>http://www.breck4sale.com/blog/best-deal-breckenridge.html</guid>
            <link>http://www.breck4sale.com/blog/best-deal-breckenridge.html</link>
            <author>gunnin@colorado.net (Susan Gunnin)</author>
            <title>Best Deal Breckenridge</title>
            <description> <![CDATA[ 
A new 3-bedroom listing at Tyra Riverbend in Breckenridge is one of our market's current best deals. Adjacent to the Snowflake lift, this ski in ski out condo has vaulted ceilings, a private deck, gas fireplace, is fully furnished and just a short walk to downtown. What makes it such a good deal? Well, the last two sales for similar size and location (same complex) were at much higher prices: Unit 303 sold for $895k in June '07; Unit 107 sold for $979k Feb '08. This is the first time a 3-bedroom unit has been offered at less than $800k in a long time. For details on this unit, click here or email Susan Gunnin at susan@breck4sale.com. Or just pick up the phone and give her a jingle: 970-389-0182.
 ]]> </description>
            <pubDate>Mon, 28 Mar 2011 17:31:55 -0500</pubDate>
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