Kendra Ruminer's Two Cents of Real Estate

Take A Peek At Los Alamos, New Mexico

Tag: Los Alamos Real Estate Market (Page 11 of 12)

The Los Alamos Home Market Today

February 4, 2021 /

When you think about the Los Alamos County housing market right now, terms like “seller’s market”, “bidding”, and multiple offers” often come to mind. But how do these concepts translate to actual data about home sales in our town? Let’s take a look at a couple of statistics that might provide a better picture.

Sales in a Month

The first thing you have to keep in mind when you’re looking at real estate sales, is that there are natural peaks and valleys in the market that correspond to seasonal factors like holidays or the beginning and end of the school year. Weather can also play a big part in determining the number of homes sold in a month. Nobody wants to move in or out if there are back to back snowstorms such as the ones we experienced several winters ago.

Here’s the surprising thing about the number of homes sold each month in the last few years. 2018 was a good year. The monthly average of homes sold in 2018 was 31.5. In August there were 41 home sales. That’s quite a big bump. And yet we saw nearly as many homes sell in December of 2019. That’s right, there were 38 home sales in December. Almost as many as there were in August. And December is typically the beginning of the seasonal slowdown.

Of course, you could suggest that this was just part of a continuous trend throughout last few years. Except that’s not necessarily true. The average number of homes sold per month in 2019 was 27.5. In 2020, that number dropped to 26.8. That might seem like a downward trend until you remember that we were selling 26.8 homes per month during a period when our kids weren’t allowed to attend school, we were all trapped in our homes “working”. And a good number of new home owners shopped online for homes they never physically visited until the closing date. Anyone else feel like 26.8 is spectacular given the circumstances? I certainly do!

It doesn’t look as though it’s slowing down either. If anything, the market is gaining momentum. There were 26 home sales just last month and I can’t wait to see what February brings!

Home Prices

This is a sticky topic no matter what market you’re talking about. Whether you’re looking at urban, suburban, or even acreage, price point is on the minds of both buyers and sellers. Here in Los Alamos, it’s all too easy to get caught up in this mindset that homes in our county are so much more expensive than homes in other places.

From the data shown above, you can see that most of the homes sold in 2020 were in the $400-$499K range. But only by three percent more than the $300-$399K range. And the price point below that, the $200-$299K range, is only another one percent drop. Taking into account the number of homes sold in 2020, you’re talking a difference of five or six homes. And while it really is incredible that there were 89 homes that sold for $500K and above in 2020, that also means there were 233 homes that sold for less than $500K.

Let’s also not forget that this isn’t happening only in Los Alamos. According to popular real estate experts, Norada Real Estate Investments, the median listing prices across the country grew 14.4% throughout 2020. That’s a huge amount of growth. In fact, Narada goes on to discuss the ways in which the real estate market, record low mortgage interest rates, and the demand for homes is actually helping to bolster the US Economy. Yes. You’re paying a higher listing price, but the lower interest on your mortgage still means you get more for your money whether you’re in Los Alamos or anywhere else in the United States. And here, you get the benefit of living in one of the safest, healthiest, and most beautiful places in the country. If you have to social distance, having a National Forest on hand is certainly a perk.

So the next time you want to ponder the state of our local real estate market, remind yourself of this important point. As always, Los Alamos isn’t all by itself in how the market is performing or what the trends are. However, we are by far and away doing it better and probably more efficiently than anyone else. And if you’re ready to talk about how YOU fit into our local real estate market, give me a call!

Does Curb Appeal Still Matter?

January 19, 2021 /

There is no doubt that the process of selling a house has changed here in Los Alamos. The number of days a house spends on the market has decreased drastically and in some price ranges it is almost nonexistent! But a “seller’s market” doesn’t necessarily mean “as is”.

Curb Appeal

These two words can mean so very much when it comes to selling your home. If your house has far more “curb” than “appeal”, you might look back to this post from last year to get ideas for making your home stand out. If you’re getting ready to sell and just want to put your best foot forward, this post is for you!

If you’re selling a home here is Los Alamos, it’s very likely that your house is going to sell. That means the devil is in the details. As a seller, you want to make your home as inviting as possible to every person who gets out of the car to come look at it. We all know Los Alamos is a unique place. The homes here can be as varied and unusual as it gets. While that’s really a part of the charm, it can also be jarring to those moving to our area from out of town. That means we need to welcome them as much as possible.

I’d start with these three things:

The Yard

Take a long, hard look at your yard and be honest with yourself. Are there bits and pieces of your home improvement projects hanging around? Car parts? A zoo like assortment of yard ornaments? Remember that you’re selling your home. Pack those things and put them out of sight. You’re moving. Might as well go ahead and get started on the process. Neat. Welcoming. Spacious. Those are the three words that need to describe your yard no matter what it normally looks like. If you have a lack of grass (because we live in a desert), then make sure there are no leaves gathered beside your bushes or littering your rock beds. And let’s talk about the bushes. Please trim them. Allowing the juniper to eat the future buyers on their way to the door is a bad idea!

The Front Door

Let’s be honest. How often do we actually look at our front door? Is it dirty, faded, paint chipping or door knob or knocker falling off? Does the knob work? If there is a “trick” to getting your door to unlock, get that fixed. A fresh coat of paint, (Metzger’s has tons of options) a new knocker, or a knob or latch and you’re set. Let’s face it. There is no doubt that a stranger will walk through your home and make a mental list of things that need some changing. Do not let that list start at the front door.

The Doorbell

Which brings me to the last item on every Realtor’s list. The doorbell. If it has multiple settings, then choose the most doorbell sounding option please. Don’t let your doorbell serenade future buyers with Brahm’s Lullaby. It’s just not in your best interest. And if it doesn’t work? That’s a big problem! And please don’t think the doorbell won’t get used. Any Realtor who walks up to your front door with their clients is going to push the doorbell, because they need to make sure you’re not in the house when they enter. I never want to walk-in on a homeowner by accident! The same goes for cracked or broken doorbell buttons. There are plenty of options these days to fix that issue that don’t even require electrical intervention. Bring your doorbell and your home into the modern age and welcome future buyers in the best way possible.

Now, this will help you put your best foot forward. If you have additional ideas for making a home as welcoming as possible, I’d love to hear them. Just add them in the comments below or feel free to drop a line on my Facebook Wall. And don’t forget. If you’re buying or selling in Los Alamos, give me a ring!

Fast Food Facts of Life in Los Alamos

January 11, 2021 /

I don’t know about anyone else, but I was more than a little excited when I heard that Wendy’s was considering building a store in Los Alamos. Before that could happen, 2020 stomped its way through our landscape and at this point there seems to be very little idea if or when that plan will come to fruition.

The eclectic blend of restaurants has always been a part of living here in Los Alamos. When I get frustrated by the lack of popular chain restaurants, I try to remind myself that our beautiful, unique community was meant to be isolated. That was kind of the purpose in the beginning, right? Our population is limited by the geography and availability of land. Corporate chains have strict guidelines on how large a population has to be before they consider building a store. Let’s face it, Los Alamos has never fit into these rules. Our town is a bit of a rebel in that way. After all, this community has two populations.

Population A: The number of people who live here.

Population B: the number of people who come here to work during the regular workweek (outside a pandemic work at home order of course!). And Population B can feel like triple the number of Population A if you’ve ever tried to find parking around lunchtime!

These numbers are so varied that it’s difficult for businesses and especially corporate run or franchise businesses to figure out things like hours and staffing. In fact, at one time there was a rumor that Panera Bread was going to put a location up here, but decided against it in the end. This population issue plays a big part in why we don’t have a lot of chain stores in Los Alamos, and unfortunately, it’s played a part in the fact that when we do, they often don’t last like we wish they would.

For those of you who are new to our community or perhaps even those who have been here for a long time, you might be surprised at some of the fast food franchises that have come and gone throughout the years. Here are a few:

Pizza Hut

At the moment, El Rigoberto’s occupies both of the old Pizza Hut locations. The White Rock location is distinctive. Who doesn’t remember that red topped, rectangular building style that defined the look of Pizza Hut starting in 1969 when the restaurant did a massive expansion and went from a small town pizzeria to a household name. The location at 166 Central Park Square underwent a refacing when the entire complex was renovated, but it originally had a red roof façade that identified it instantly as a Pizza Hut. Now, if you walk inside and take a look around, you can still see the outline of everyone’s favorite pizza chain in the floor plan, tile, and especially at the order counter.

McDonald’s

The White Rock McDonald’s PlayPlace even had a new fangled two window drive thru.

It isn’t difficult to identify our only recently vacated McDonald’s building on Trinity Drive. It’s just a hop, skip, and a jump from the brand new location with its modern double drive through lanes. But what you might not have immediately realized is that at one time there was a second location built in White Rock. It was popular with parents of tiny tots thanks to the ball pit and the enormous PlayPlace. In later years, Time Out Pizza operated out of that space and what was once the popular McDonald’s PlayPlace became their wonderful arcade.

Kentucky Fried Chicken

The old KFC building still has the drive thru lane complete with window.

Ever headed to Viola’s for a scrumptious Indian Taco or a Dallas Burrito and felt a vague sense of déjà vu? That’s because Viola’s is in the building once occupied by popular chain Kentucky Fried Chicken. Many of the booths are reminders of the building’s original start as the popular chicken franchise. The closest KFC these days is down in Española on North Riverside Dr. All things considered, some of us might not trade our local source for Stuffed Sopaipillas and Carne Adovada for buckets of fried chicken. Sometimes I wish we could have them all!

Baskin Robbins 31 Flavors

Oh yes. That’s right. Daniel’s Cafe & Mary’s Gelato used to be Baskin Robbins. And that was the second location. The first location was over behind Time Out Pizza’s new Los Alamos location, this space has been home to everything from a print shop to Quest Diagnostics. Back in the day, it was a rather handy place to grab an ice cream after Saturday soccer games at the field just across Nectar Street. If you’re curious as to why 31 Flavors is no more, you might try asking Daniel Sena of Daniel’s Cafe. On the other hand, if you’ve ever tasted some of the hand-dipped gelato or experienced the amazing breakfast burritos on offer at Daniel’s, you might be glad he made the choice he did.

Taco Bell

What?? You might be sifting through your mental inventory of buildings in Los Alamos and coming up blank. That’s because the old Taco Bell used to occupy a lot now hosting O’Reilly’s Auto Parts. If you’ve been in Los Alamos long enough to forget this building, it was a traditional Taco Bell that included the vintage style sign and design pictured above. When Taco Bell closed, the building eventually housed Hot Shots, owned and operated by Mike Smith who also operated Los Alamos favorite The Hill Diner (originally named Good Eats). Alas, when Taco Bell rebranded their look, our Taco Bell closed. For those of us who really enjoyed making a “run for the border”, it was sorely missed!

Now, that isn’t all of the fast food chains that have ghosted in and our of our fair city. Along with the Sonic, Starbucks, & Subway we currently enjoy, we’ve hosted Quizno’s and even an A&W (in the building where Pig & Fig is now). The good news is that we are growing. Not only that, but our county council is listening to the concerns and needs of members of our community. There are plans for more retail and more restaurants, and when this pandemic is behind us, we might even get that Wendy’s!

I hope you’ve enjoyed this trip back in time and remember, if you want to talk Los Alamos past, present, or future, give me a call! I love my hometown and I’d welcome any opportunity to help you find a place to call home in Los Alamos County.

Ready to Buy in 2021?

January 4, 2021 /

In spite of the 2020 pandemic, the uncertain times, and pretty much everything else that has happened recently, the one thing that seems to be on fire is the home market. Here in Los Alamos? Definitely. But also everywhere else! Homes are selling. Average Janes and Joes are leaping into home ownership. Are you ready to take that leap? Is 2021 the year for you?

If you answered yes, or even maybe, here are few things to get you started on the all important journey to owning your own castle:

Find Yourself a Lender

I often get blank looks when I suggest this to people long before they’ve actually started shopping for their dream house.

“What lender are you working with?” I ask.

Potential home owner looks confused. “I need to find a house I want to buy, then I’ll apply for the home loan.”

While that might have been the way things worked once upon a time, these days it’s in your best interest as a buyer to find a reputable lender to work with long before we’ve started scouring the MLS for the castle of your dreams. Your lender is an invaluable resource when it comes to the best way to shape your credit into a weapon that will get you the best rate on the best home for you and your family. Less than perfect credit? Your lender is a recipe book for the best way to repair that credit score and get you the house you never thought you’d qualify for.

But even if you’re just considering the idea of purchasing a home, there are some really important things you can be doing to prepare yourself for the buying process even a year or two in advance. So, if you’re in the process of saving for your down payment, here are some other things you’ll want to be doing at the same time to really put the finishing touches on your financial resume.

Pay Your Bills on Time & Frequently

This might sound obvious, but you’d be surprised how many times people get busy or distracted and pay the utility or cell phone bill a few days late. Or maybe its the credit cards. You were going to make a huge payment but you needed to wait an extra day or two. You’re far better off making minimum payments on the same day every month and then making an extra payment or two in between. That looks great on a credit report and really boosts your score.

Get Intimate With Your Credit Report

Credit reports aren’t that much fun. It’s not like reading a newspaper, or a magazine, or a blog. But if you’re going to be suggesting a lender read that report and use the information to give you a great rate on a new house, don’t you think you should know what they’re seeing? There’s nothing worse than having a lender send you an email asking about a credit account you’ve never even heard of or telling you that you’ve applied for dozens of store accounts and been denied when you hadn’t applied for any.

If you’re not actually keeping track of your credit report, there are lots of things you might not be aware of. From credit accounts you forgot you had to hackers applying for credit in your name and using a distant family member’s address, to credit accounts you cosigned for someone that they defaulted on. If there is an error or an issue with your credit report, you need to be the first one to find out. It might take a little bit of paperwork, but those errors can be fixed. And the time to do it is BEFORE you apply for your next big ticket item.

Credit Cards: Good VS Evil

The little plastic (and even sometimes metal) cards with their numbers, codes, and microchips are a part of our economic reality that we’re not likely to see the end of soon. Whether you like or dislike credit cards, the truth is that you cannot boost your credit score without them.

The older the better. No matter how you might be tempted to pay something off and close the account to keep yourself from spending again, don’t do it. Cut it up. Put it in a block of ice in your freezer for emergencies. Whatever it takes. But don’t close the account. The older your credit accounts, the better. That’s an established financial relationship and banks love to see old credit accounts when they look at your report.

Lower credit limits make good fiscal sense, but they don’t do much for that credit score. Make your payments regularly and keep your balances under control and then ask for a higher limit. Don’t USE the limit. Just ask for it. Having a higher credit limit boosts your available credit number. Banks want to give you credit when it looks like you don’t actually need it because everyone else wants to give you credit too.

Having trouble building your credit? Have a family member or close friend put you on their card as an authorized user. You’ll gain some much needed points on the credit score without the financial burden. Or if that’s not an option for you, try a secured credit card. A card that’s guaranteed by money you’ve already paid toward the credit limit. At that point you’re essentially borrowing your own cash and paying it back every month. But it still builds your score.

Whatever your credit situation, be informed and proactive. It’s YOUR credit score and it affects your future in so many ways. The important thing is to be comfortable in your financial choices. A home is a huge purchase decision. 2021 might be your year. Or, it could be 2022. That doesn’t mean you can’t get more information. And if you want to know what the real estate market looks like here in Los Alamos County, give me a call! I’d love to chat with you.

Get Outside in Los Alamos

December 23, 2020 /

You don’t have to be in our community for long to realize that outdoor activities are one of the things we do best! Miles and miles of county maintained trails, sports complexes, and ready access to the Santa Fe National Forest provide hours and hours of good, healthy entertainment. But there are more than a few fun things to do that are on the unusual side and some of those have rather historic beginnings.

North Mesa Stables

Though the stables is listed on the Los Alamos County Parks & Recreation website as a “park”, it’s a little more complicated than that. There have always been horses on the Pajarito Plateau. In fact, the original “stables” housed horses used by the Los Alamos Sheriff’s Posse to patrol the perimeter of Los Alamos back when the town was still closed. You can read more about the Sheriff’s Posse HERE.

What you might not realize is that the stables originally occupied what is now the practice field across the street from the high school. There was a golf course in that area as well. With the expansion of Los Alamos and the building of houses in the Western Area, the stables was moved to a spot at 35th Street and Diamond Drive which is right beside… The Los Alamos County Golf Course.

There has always been some contention between the residents of the town and this idea that the stables are a bit of an eyesore or a waste of land that could be used for building houses. For that reason, the stables moved to land that is now occupied by Hawk’s Landing, then across North Mesa to what is now Broadview, and finally in 1952 to their current location between the ball fields and the Kwage Mesa Trailhead.

Several of the buildings at the North Mesa Stables date back to the beginning of Los Alamos.

This land was eventually given to Los Alamos County in 1972 by way of a quit claim deed from the Atomic Energy Commission. What locals might not realize is that this deed from the AEC designates that this land be used for it’s current purpose. Horse Stables. The process of removing the stables would actually be quite complicated. Beyond that, it would remove a really unique part of Los Alamos History from the community landscape.

How it Works

Let’s unravel the mystery of how a Los Alamos resident becomes a resident of North Mesa Stables. First, you DO have to be a county resident. The land is held by the county and licensed on a yearly basis to a stable owner for a fee based on the size of the lot. The licensee is the owner of any improvements on the lot, (barns, fences, structures). The stable owner is entirely responsible for the purchase, maintenance, and cost of keeping any livestock on the premises. If a resident would like to inquire about purchasing the improvements on a stable lot and entering into a license agreement with the county for that lot, then the easiest way to do this is to contact the Parks & Rec office.

Visitors

If you’re not into the idea of heading out to North Mesa to care for your livestock multiple times per day in all weather, that’s okay. You can still enjoy the stables. Visitors are welcome to walk through and take a peek at the wide variety of animals. Everything from horses to peacocks and so much in between! In spring you can even see brand new lambs and kids and perhaps a few new baby horses as well.

Looking to enhance your garden? The manure in the disposal bins is FREE to the public. If you’re looking for something organic to add to that garden, then look no further. Take your pickup truck or your garden tubs up to the stables and find a pile that looks appealing to your botanical tastes. The county uses the manure for compost so they do ask that when you’re strolling the stables, you don’t place your dog poop bags or any other waste into those bins. And if the stable owners seem particularly concerned about this rule, it’s because the county passes the cost of filtering out that non compostable material to them.

Ettiquette

As you’re taking your stroll through the stables, enjoy more than a few historic buildings sprinkled throughout the barns. There are two original homesteader cabins and several former LASL buildings as well. Feel free to observe the goings on from a polite distance. However, please keep in mind that the alleyways between the barns are off limits to the general public. Sometimes the stable owners intentionally keep an animal at the back of their lot because that critter isn’t safe to be in the public spotlight. If you see a sign asking you not to pet the horses, it’s probably because they do bite. These are privately owned animals and they come with their own bad habits. In a way, walking up to someone’s stable lot and petting their horse is a bit like trying to pet a neighborhood dog behind the fence.

If you’re dying to get a little more interaction with the animals than a simple stroll down the gravel road, there are several organizations you might try contacting for a more close up experience. The Gifted Horse Therapeutic Riding, Los Alamos Pony Club, 4-H, and Lemonade Living all have stable lots and support outreach programs for animal lovers of all ages. Get out and volunteer or join a club and you just might find a way to satisfy the horse crazy kid in your life.

In non Covid years, there are several Stable Community Outreach programs too. Stroll the Stables is an educational walk through during Fair & Rodeo Week and the Luminaria Walk is a fun twilight tour at Christmastime. During these events, participating stable owners open their doors and welcome visitors and questions so look for the signs next year and get out and enjoy!

As the conclusion of the holiday season approaches and we prepare to say farewell to Year 2020, get outside and enjoy the sunshine and blue sky. Take a breath of fresh air and enjoy this beautiful community we call home. And if you’re ready to move from renting to home ownership, I’d love to share my hometown with you and help you find a place to call home here in Los Alamos County!

Happy Holidays!

Loving Life Here in Los Alamos

December 18, 2020 /

If you didn’t grow up in the Secret City, or even if you did and you lived elsewhere for any period of time, you might have lived in a land of subdivided neighborhoods, streets laid out in straight lines, and homes with spacious floor plans that include things like “bonus rooms”. That organized feel probably continued into towns full of strip malls, restaurants, and expressways crowded with cars.

You might have noticed already, but in case you hadn’t:

Los Alamos isn’t really like that.

Here’s the thing. A large part of the character of Los Alamos is in the curving streets, houses set at weird angles to the road, and even in the bizarre and seemingly unimaginative naming of the neighborhoods and housing styles.

“Sheridan developed Los Alamos’s first master plan between February and June 1946. His long-range goal was to completely rebuild the town by removing wartime housing and replacing it with modern neighborhoods. Incorporating the latest ideas in city planning, Sheridan drew detailed plans for the town’s first new housing area. the houses were varied in style, size, and placement on the lots. “Naturally curving streets” fit the contours of the land. Crescents and cul-de-sacs branched from a horseshoe-shaped arterial road, which offered limited access to the neighborhood. The curves increased privacy and eliminated the unattractive straight rows of houses found in other parts of town, as well as decreasing the speed of traffic through the residential areas.” from Craig Martin’s book Quads, Shoeboxes and Sunken Living Rooms.

Whenever you’re tempted to get frustrated with the narrow, curving streets, the seemingly inconceivable numbering system of houses, or even the lack of updated housing to purchase, consider the following.

This town was supposed to be difficult to navigate. Hello? Secret City. Los Alamos was chosen because it was remote and isolated. Feel nauseated by your efforts to navigate that U-haul up the mountain? Don’t forget that the original contractors were trying to drag prefabricated houses by truck over barely developed roads from the nearest railway station (which was in Lamy). The first construction crews had to build the road before they could even start the project!

This is an old town. Not old in the sense of being around since the American Colonial period. (By the way, that’s why Boston is so difficult to navigate in a car. The positioning of the buildings predates automobiles.) Los Alamos is old in the sense of a place that has been constantly occupied by a growing population that has always exceeded the town’s ability to sustain it. The town itself has gone through numerous reorganizations and several natural disasters. It has been stretched, pinched, razed, burned, and in some cases moved (the original wartime era building of The Christian Church was sold and moved off the hill in the 80’s). The “town planning” has been done and redone as trends come and go. And yet what was, and sometimes still is, considered a “company town” is still alive and kicking.

Our neighborhoods, North Community, Western Area, Eastern Area, etc. were named by the Atomic Energy Commission. The uniqueness lays in the fact that everything here was once government owned and government built. You think finding a house is difficult now? Back in the day, houses were assigned by a points system and regulated by a housing commission not unlike military housing. Your address was determined by the number of people in your family, your salary, your tenure, and sometimes by how important you were to the laboratory.

Which brings me to the secret language of housing here in Los Alamos County. “Is that a Group 11 or a Group 13?” The funny thing is that it seems strange to identify a home based upon its floor plan or the order in which it was built and yet those subdivided neighborhoods do the same thing. “Is this a Mallory or a Hilary? Are you in Aberdeen Platt One or Aberdeen Villas?” Floor plans and elevations are often given names to make them more attractive or easier to remember for consumers.

If you head to White Rock and take a look around you’ll find that those home designs originally had names like Valle Grande and neighborhoods were called things like La Vista and Mountain Meadows. It was simply more sensible for the Atomic Energy Commission to continue where the Army left off. Hence Group 11 and so on until we reach the end of the government’s involvement in Los Alamos housing around the Group 17 A and B timeframe.

As much as the homes in the Los Alamos County housing market might not look as posh and modern as those you find in a subdivision in Rio Rancho, remember that our homes are a snapshot of history. They are laden with the character that is the backbone of this community. Sure. They’re often “weird”. They can lack some of the modern amenities. And sometimes you’re going to get a glimpse of decades worth of someone else’s DIY can-do ingenuity.

But that’s part of the charm.

If you really want to understand the housing market and the culture of housing here in Los Alamos County, check out the Los Alamos Historical Society’s page. You can find a copy of Craig Martin’s book about housing in Los Alamos. It might be just the ticket to give you a whole new appreciation for being part of this wonderful place. And when you’re ready to shop for the perfect Group 13, an Original Western, or even that Valle Grande model in White Rock, give me a call. I’d love to talk Los Alamos housing with you!

Proving You REALLY Want It

December 2, 2020 /

We talk about the “seller’s market” going on right now in Los Alamos County. But what does that actually mean if you’re trying to purchase a home in a seller’s market?

There’s the obvious of course. When you’re one of several buyers interested in purchasing a home, that seller isn’t going to be likely to offer much in the way of bonuses like repairs or discounts for outdated fixtures, paint, or carpet. But there are several situations you might not anticipate.

Are you ready to really prove that you want that house? One method that might be suggested by your broker is to waive the appraisal.

I know. The concept sounds a little off. After all, the appraisal establishes the value of a home so that the mortgage company – the lender – can lend an appropriate amount of money. The appraisal often affects the amount of a down payment required to purchase the house. If a house does not appraise for the entire listed price, it can be a bargaining tool to lower that asking price.

But when there happens to be a line of buyers waiting to purchase that property, things change. Offers become creative. Think of it as doing your level best as a potential buyer to make YOUR offer stand out from the other ten sitting on the table. How do you do that?

We often hear about “bidding wars”. It might make you shake your head because how on earth do you have a bidding war when at the end of the day, you can only pay as much for a house as the bank says its worth.

Actually, you CAN. Here’s how:

You can agree to waive the appraisal. The appraisal still takes place. After all, the lender needs to know what the value of that house is. But you, as the purchaser, are essentially agreeing to pay enough money up front to bridge the gap between the asking price and the appraisal value.

How does that work?

Let’s say a house is listed for $350,000. You offer $400,000 and you waive the appraisal, because there are a LOT of offers and you REALLY want this house. Your dream home then appraises for $375,000. So as the buyer, you would then have to chip in your down payment plus $25K. 

Regardless of the amount that the purchaser offers, the key is that it no longer matters what the house appraises for. The purchaser is agreeing to make up the difference between what the bank will lend based upon the appraisal value, and the sale price.

This isn’t necessarily as terrifying as it might first seem. If you’ve purchased a house here in Los Alamos recently, you might have noticed that the median home price has been steadily increasing. This means that appraisal values have also been increasing. If you’re looking at purchasing a home that had a reasonable asking price to begin with, then even if you offer more than the asking price, the appraisal might come in higher than originally anticipated anyway.

It is also possible to waive only a portion of the appraisal. The buyer can choose to specify that they would pay $X above appraisal. That way you know that you may or may not have to come up with additional capital up to a certain point. These amounts vary, but can be adjusted based on the financial capabilities and the comfort zone of the individual buyer. There are also ways to anticipate what the appraisal will be. Your broker can assist you in estimating the additional cash you might have to add to your down payment to cover your offer on the home of your dreams.

Of course, once your offer has been accepted, the waiting game begins. Then you’re likely to experience more than a little uncomfortable anticipation as you wait for the appraisal to come in. See, you are now legally obligated to come up with that cash. You made an offer. You have a contract.

The wonderful news is that you’re going to buy the house of your dreams! Your offer was chosen. You managed to get in there and get the house in spite of the other ten or fifteen offers that might have been on that table. Congratulations!

So when you’re trying to find a way to make sure your offer floats to the top of the pile and looks the most attractive, this might help you succeed. But, as I always tell my clients. Be absolutely sure. Be certain you can financially fulfill this obligation. And be sure that this is the right decision for you and your family.

When you’re ready to prove that you REALLY want that house, give me a call! I’d love to chat with you. We’re still buying and selling real estate through these pandemic times. Drop me an email today to see how we can make the process easy for you with virtual tours, online sales, and no contact showings!

Top 5 Meal Options for a Very Covid Holiday!

November 24, 2020 /

It’s very likely that most of us just aren’t feeling the Holiday Spirit this year. Even if you’re excited that the holidays are coming, it’s hard to know what to think when we’re prevented by pandemic restrictions from observing so many of the traditions that tend to define our holidays. Gatherings. Huge meals. Parties… You get what I mean.

So, here’s what I suggest. Embrace the different. I’m not suggesting you don’t make Grandma Sadie’s Famous Sweet Potato Pie if you’re dying to eat it. What I am suggesting is taking the opportunity to release yourself and your family from the pressure we often feel to try and pretend that everything is normal. Things are NOT normal. You can’t even plan on grabbing a holiday meal inside a nice restaurant this year.

With that in mind, here are my Top 5 Alternative Holiday Meals. Prepare to have your mind blown…

Number Five

With snow in the Los Alamos County forecast for the Friday after Thanksgiving, a savory soup always sounds like a winner. Have a family vote and decide what kind of soup you’re going to make (or heat up). Offer several options and grab a good selection of cold cuts and cheeses from the deli. Invent a new kind of grilled cheese with crispy edges and fancy bread. The possibilities are endless and the prep work can even be a family affair.

Number Four

The Taco/Nacho Bar can be a fantastic way to offer multiple healthy options and integrate some greens into your meal. Or you could get yourself some mega unhealthy liquid cheese product and immerse yourself in gooey nacho cheese goodness. Try simmering some chicken breasts in the crockpot with a good dose of green chili and then shredding with a fork. Or, you could simmer that chicken with barbeque sauce and have yourself a nice Southern Taco & Nacho Feast!

Number Three

Okay. I admit it. This one could be a meal, or you could have this available AFTER the meal. We’re already standing on the edge of a completely non traditional holiday. Why not let the kids eat junk food and then tell them to run around the block four times before declaring a Happy Covid Thanksgiving Marathon winner? Pile on the toppings, mix up the ice cream choices, and revel in that warm hot fudge as you listen to Christmas Carols and snuggle into your favorite pair of flannel pajama pants.

Number Two

I don’t know about you, but my kids happen to think breakfast for dinner is the greatest idea ever. Make it elaborate and offer both pancakes and french toast at the same time. Do sausage links, sausage patties, and bacon and add some tortillas and cheese for the best burritos possible. Mix up your family’s favorite breakfast choices and then enjoy a nice leisurely Thanksgiving or Christmas Brunch that will remind you that life is good!

Number One

Nothing says unorthodox holiday food like Pizza. This is the number one choice for a simple, scrumptious, and fun holiday meal. Stop by Papa Murphy’s and grab some take n bake pizza. Hit the frozen food aisle and grab every one of those options you’ve always wanted to try and haven’t. Make your own pizza and let the kids pick and add their favorite toppings. There are so many ways to make pizza into a fabulous holiday meal that screams family fun! And don’t forget the cheesy bread for a carb loaded appetizer and the cinnamon rolls for dessert!

And when you’re done with your holiday feast, don’t be afraid to give me a call or drop me an email with all of your local real estate questions. Because yes. We are STILL doing business!

Got A Listing In My Pocket…

November 19, 2020 /

Pocket Listing. The name sounds almost cute. The idea is anything but.

The idea of the pocket listing or “off market listing” is actually rather simple. There is a house for sale. Something about that house, either involving it’s readiness for viewing, the identity of the seller, or perhaps the price range of the property, suggests the house might be better off being sold as an “off market listing”. It might even be that the seller has a buyer in mind. A friend or family member.

Off market listing means not listed in the MLS. The MLS is the multiple listing system. The enormous database that brokers or agents can go to in order to search for homes that are currently listed for sale. It is literally the reason that most sellers want their home listed with a broker. They WANT it out there for people to see. The more potential buyers with an opportunity to see your home, the more opportunity the seller has to sell that home.

Right?

So, why would anyone want their home kept off that MLS?

Let’s say you’re a celebrity and you’ve got a house you want to sell, but you don’t particularly want every Tom, Dick, and Harry tromping through your house taking selfies with your bathroom sink. You can keep that listing in some broker’s pocket and make sure that they only let certain, pre-approved people with an actual interest in purchasing your home through the front door. And let’s face it. Most of the time when we’re talking celebrity homes, we’re probably talking about homes in the more than one million dollar price range. There are significantly fewer buyers in that price range. So it’s not hard for a broker to screen buyers or tap into their network to find the percentage of lookers who actually want to spend that kind of dough on a house.

Here’s the other thing you need to realize about the Pocket Listing. Whatever Realtor has that listing in his pocket is representing both the buyer and the seller. They are working to earn the entire commission. And that puts them in a very tricky situation when it comes to ethics.

Normally, when I work with a buyer or a seller, I’m happy to help them “speculate” (for lack of a better word) about what the other party in the sale might be thinking or planning, or how they might react to a certain offer or request. We spend time talking about the way things “usually” happen or situations I might have seen or experienced in the past. I’m happy to get them as much information as I can because I am working only for them.

Now. When I’m working for both buyer and seller because it is my listing? That all changes. I try to stay out of any speculation. It wouldn’t be speculation. It would be revealing important information about one side or the other and I have to remain neutral. I have to say “these are the facts, please follow your own instincts and do what’s best for you and your family”. It’s honestly a very uncomfortable place to be. I take the ethics of my profession seriously. I want to help my customers and that means not playing favorites.

Apply what I’ve just said to the concept of the Pocket Listing. Not only is the broker involved working for both buyer and seller, but the house is not listed in a way that could make that sale happen in any other fashion. If that seems a bit murky, you’re not wrong.

How This Applies to Our Local Market

Here in Los Alamos we are experiencing a fast moving seller’s market. Houses sell faster than they can be found. They spend very little time in the MLS and often involve multiple offers and bidding situations. This means homes can sell for a LOT more than the seller expected. While this can be painful for the buyer, it can also be a really good thing for someone who once thought they were upside down on their mortgage and would never be able to sell and leave the area.

I’ve seen several recent situations regarding Pocket Listings that have really given me cause for concern. Usually these situations are created by someone trying to do something nice. Something like this:

Example- Seller has a home and they have a decent amount of equity. They also have a friend who is looking for a home and really having trouble finding one in this tough market. Seller agrees to a Pocket Listing so that they can just have the broker do the paperwork to allow their friend to purchase the house. House sells for price X. Two weeks later a very similar house on the same street, with slightly less in amenities, and with a regular MLS listing and multiple bidders goes for $40K MORE than our Good Samaritan Seller got for their home.

I don’t know about any of you. I love my friends. I love my family. But not enough to throw away $40K.

I know. It sounds almost mercenary. But friendship goes both ways. There is a lot of wiggle room inside a $40K price difference. Why not list the house the traditional way and have your friend submit an offer just like everyone else. Perhaps you take their offer at a price that is fair to you both or help them out by paying their closing costs or something else to that effect. It’s much better to be fair than to take the chance of feeling bitter about it later.

Regardless of how you want to buy or sell your home or who you think deserves the chance to buy it. Keep a few things in mind when it comes to off market listings in our little close knit community. Pocket Listings are more common in sluggish markets, in markets that have huge numbers of investment properties, or markets that involve multimillion dollar homes and celebrity buyers. They are less of a benefit to sellers when homes are selling like the hottest new Christmas toy and spend very few days on market.

Stay safe and enjoy the holidays in this strange 2020 Holiday Season! And don’t forget, when you’re ready to make a change, even now when everything seems to change every second, call Kendra!

Kitchens Matter

November 11, 2020 /

The kitchen is the heart of the home. Right? So many things happen in a kitchen. Food prep is only the tip of the iceberg. All of those pleasant (or not) family conversations. Homework. Work-work. Phone calls. Coffee with friends (back when we could).

Given that, it’s easy to understand why the all important kitchen reno is a hotly debated topic that can inspire excitement in some and dread in others. As our culture evolves into something that none of us were expecting, I think it’s only fair to talk a little bit about kitchen trends. And yes. You can Google kitchen trends and come up with a million ideas. But let me try to make this applicable to Los Alamos. Because let’s face it. In a good number of homes here in our community, the average HGTV kitchen renovation just isn’t going to work. So let’s look at kitchen trends from three angles that really matter here in Los Alamos. Space. Storage. Resale.

Space

Let’s face it. Even in some of the larger homes in our county, the original home design from the seventies and eighties didn’t necessarily come complete with a big eat-in country kitchen. But at the end of the day, space is really about perception and not square footage. Here are some things to keep in mind when it comes to creating the illusion of space.

Cabinets & Counters

Have a tiny kitchen space to work with? Then modern, clean, bright, white is your friend. Sure. It might seem obvious. But even if your kitchen has cabinets that have been painted white, you’d be surprised how much brighter and bigger a kitchen will look if you get rid of those squeaky, creaky outdated painted cabinets and go with a more modern version.

Afraid of being too white? One rising kitchen trend is to add a dark countertop to offset the white floors, ceiling, and cabinets. Butcher block is becoming really popular and while it takes a little maintenance and sealing to keep it sanitary, the warmth of wood against white cabinets is striking. Or, you could try a dark quartz or stainless steel countertop with a nice shine to add depth.

Another way to add contrast and gain the illusion of space is to add a backsplash made of material with a reflective quality. It doesn’t have to be a mirror. There are plenty of prefab options available at DIY stores like Lowe’s or Home Depot. Some folks are adding a high gloss ceramic tile to really give their kitchen some character.

Windows

If you’re ready to dig into a bigger renovation project, you might consider adding windows or expanding what you have. Is there a breakfast nook in a dark corner? Consult a contractor about adding windows. It might be a way to expand your kitchen without losing other interior space and add some energy saving bonus points to your kitchen design. You could even modernize what windows you have to maximize light. If you have privacy concerns and neighbors close by, consider adding an aftermarket DIY film to your windows instead of curtains. Curtains not only take up space, but they can eliminate light.

Storage

If there’s one thing that tops the list on almost anyone’s home-must-have list it has to be storage space. Maximize your kitchen space by considering floor to ceiling cabinets. Yes. That’s right. A full wall of kitchen cabinets, probably in white, and almost definitely enclosed to provide you a place to pack as much of your kitchen gadgets and cooking utensils away from view.

When you’re planning your wall to wall cabinet system, think of it a little bit like a closet organizer. How can you integrate your appliances? What maximizes your countertop space and gives you plenty of space to prepare and cook meals for your family while still making your kitchen comfortable and uncluttered? While the latest trends in kitchen style don’t suggest knobs or any cabinet hardware, don’t be afraid to add a bit of color or character by finding some vintage or handmade knobs or drawer pulls to your cabinet project.

The Island

Ahh yes. The kitchen island. This vital piece of kitchen space doesn’t have to be huge in order to be functional. These days, the multi tiered islands are in. That can mean adding a bar height section and a waist high section. Or perhaps even adding a narrow bar in an awkward space to give the kids somewhere to sit and color. And if your kitchen doesn’t come with an island, don’t worry. There is plenty of variety when it comes to what kind of kitchen island you can add to your space. And don’t forget drawers or shelves to add even more storage.

Resale Value

I don’t think we ever do a renovation project on our homes without at least thinking about resale value. It might only be a passing thought, but it’s still present. When it comes to kitchens, upgraded and updated appliances are going to get you a great return on investment. And it might surprise you, but matte black and icy white were the “hot new colors” of 2020. And if you’re really looking to add to the functionality and wow factor in your kitchen don’t forget the Bluetooth and Wi-fi. Want to see some really interesting appliance trends from 2020? This list will get you thinking modern kitchen in a whole new way.

When it comes to resale, here are a few other things to consider.

Granite or marble countertops always add value to a home. From a return on investment perspective, if you have a very small amount of counter space in your kitchen, adding granite or marble will add class and value. Other styles that can increase appeal to potential buyers are stainless steel and concrete. It might not be what you’d expect to find in an average kitchen, but new trends suggest these two styles are both functional and attractive.

Back to those cabinets. Those outdated wood cabinets might have been total trendsetters in the eighties. They might have even been expensive. You could paint them or update the hardware. But you’ll get more resale value out of the clean lines and modern look of inexpensive cabinetry. It doesn’t even matter if they’re DIY specials you found on Overstock.com. As long as they are installed correctly and in a way to maximize storage and functionality, you’re going to add good value to your home.

As always, I hope that when you come up with an improvement project for the place you call home, you do it for yourself! Don’t forget that your house is first and foremost your house! Love your space. And when you’re ready to find a new one, email or give me a call!

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