Not long ago some friends asked me whether owning my lakefront home was worth the extra cost given the amount of time spent vacationing at the property.  My response was yes, because it costs a lot less than you might think.  As my friend pointed out it is precisely the fact that we are not always there that makes the difference.

You see, lakefront property or ski homes can have a higher initial price tag, costing up to double or more than a principal residence but you may reside there for only a few weeks per year.  The trick is to look at the property as an investment property and rent.  Of course this scares some people, who have no desire to be landlords.  Often, however, that doesn’t need to happen.  Many vacation home properties have onsite rental programs, for example properties associated with Attitash Mountain Village can be included in the rental program there.  If your vacation property isn’t part of an association with a rental program prime vacation regions like the Mount Washington Valley have plenty of property management companies that can take care of business for you.  Of course we would be more than happy to help you put together a plan that will change the bottom line and bring that vacation home well into your budget.

JtRealty specializes in vacation properties at Attitash Mountain, Mount Cranmore, Conway Lake and Hale’s Location Country Club.  Let us know if we can help you.

-Rick

MILE 54.5

This mile-marker on 302 in Hart’s Location has become more meaningful to my family than the Department of Transportation may have conceived. Here the upper stretches of the Saco River runs cool between large boulders and long slabs of granite perfect for plunging into summer currents and then drying in the sun like a gecko or desert lizard.

But my family most resembles a centipede as we aim our cannon-ball-butts in the perfect pockets of deep water and then drift lazy in our life vests. After all, Maya at four years of age is entitled to some assistance, and once comfortable, a PFD allows Mom and Dad some time to relax.

But the fun doesn’t stop there: boogie boards, butt-sliding on wet granite runways, and kayaks to paddle in the deep pools make this afternoon the complete adventure. A cooler with lunch sustain the young ones in the afternoon heat.

I encourage friends of Ryan the Realtor to make this trip. Look for a well worn path 350 yards after the White Mountain National Forest sign but there are a few ground rules:

1. Leave the place better than when you arrived.

2. Don’t wear a wet suit in July as a visitor did yesterday. The offense was so
evident I could not even comment.

In regards to Hart’s location, come and see this natural playground today.

A Change of Season in Mount Washington Valley

The coming of fall in the Mt. Washington Valley marks a time of change.  I’ve located my winter slippers, most of my firewood is split and stacked, and slipping towards October has allowed me to reflect upon the oncoming winter. Of course there will be additional chores such as turning over the vegetable garden, putting plastic on the north facing windows, and cleaning out the flu of the wood stove.
However, I also reflect upon our upcoming family traditions with Nicole and my children: the early morning walk on the first snow of the year, playfully tagging the Evergreen trees that dumps the white stuff behind our collars, the first lopsided snow man, the tracks of various sledding courses that wind between Oak and Beech trees, and hot chocolate next to the whispering wood stove. These are the stories we collect. This is living in Mt. Washington Valley. This is what makes me rich.

Seeking Mountain Views and Home in North Conway

I recently spent a Sunday with clients who were chasing similar dreams: a cabin with a view facing the mountains, a place to stash skis and boots forever, and a place to build memories with their two children. And just maybe on cold, rainy days in November this cabin becomes a place to nap, read, and play board games. A place to step away from the work-a-day lives we all maintain.
Well, this is very possible in Mt. Washington Valley. Private mountain views do exist and there are enough choices to make the numbers work and carefully select a restful location so you can begin building your own stories with your friends and children. East of the Mississippi, where are you going to find mountain views as spectacular as Mount Chocorua,  Cathedral Ledge or the Moat Mountain Range? Right here in the valley.  If you want to see the best mountain views the valley has to offer please contact me today.

Yours,

Ryan

Presenting a pops-style concert on the festival stage at the base of the north slope at Cranmore Mountain Resort, host sponsor. A spectacular fireworks display will be the grand finale. An early concert by area performers, Jonathan Sarty and the White Mountain Boys is at 6 PM, the Symphony takes the stage at 7:30 PM.

$5 suggested donation, ages 12 and under free.

http://www.cranmore.com/info/events/calendarevent.artsjubilee.item.asp

RISMEDIA-You’d love to buy a vacation home, but (let’s be honest) the recession and the not-so-dim memory of the housing bubble have you a bit skittish. If only you could see what the future holds. But since a reliable crystal ball has yet to be invented, you must resort to less mystical indicators.

According to Christine Karpinski, the National Association of Realtors® (NAR) 2009 Investment and Vacation Home Buyers Survey suggests that the iron is sizzling hot-and if you’re going to strike, the time is now.

“A few years ago when prices were escalating rapidly, people were kicking themselves for not having bought earlier when real estate was far more reasonable,” notes Karpinski, director of Owner Community for HomeAway.com and author of How to Rent Vacation Properties by Owner, 2nd Edition: The Complete Guide to Buy, Manage, Furnish, Rent, Maintain and Advertise Your Vacation Rental Investment. “Well, in 2012 or so, people will look back on 2009 as another missed opportunity.”

While all home sales were down significantly in 2008 (as one would expect)-and vacation property sales were down some 30%-so were real estate prices. That, of course, makes for an extremely favorable buyer’s market. It’s not surprising at all, therefore, that the NAR report found that 80% of vacation property and investment property owners surveyed believe that now is a great time to purchase real estate.

These sentiments echo those of Walter Molony, spokesman for NAR, who said in a recent CNBC article that the second home market is “fundamentally healthy.”

Karpinski says the NAR 2009 survey results, in conjunction with a proprietary Special Report done for HomeAway, constitute clear evidence that now is an ideal time to buy a vacation home.

She offers the following insights:

- Home prices are way, way down. The National Association of Realtors survey showed that the median sales price of the typical vacation home was $150,000-down 23.1% from 2007′s median price of $195,000. (To put this in perspective, consider that when NAR started conducting this survey, the median vacation home price in 2003 was $190,000 and reached a high in 2004 of $204,100.) When combined with the rock bottom interest rates, says Karpinski, all signs point to the likelihood that we’re now at the picture perfect time to buy.

“Anecdotally, I can tell you that people who would never have purchased a detached single home on the coast are now seriously considering it,” she notes. “Homes that would have once cost $3 million have now fallen to $1.5 million. And these buyers know that the price won’t stay down long, and will never be this low again.”

- It’s never been more obvious that real estate is a sound long-term investment. The NAR survey results revealed that the share of speculator sales is down from 29% to 16%. Combined with the fact that 34% of buyers are purchasing properties within 100 miles or less of their primary residence-which suggests they intend to use it themselves-this trend indicates that more and more people are embracing a “buy and hold” strategy. Plus, Karpinski says she constantly sees evidence that people are beginning to see the long-term benefits of real estate investing earlier in life. (The median age of vacation property buyers in 2008 was a relatively young 47.)

- The vacation home rental market is booming. While 89% of vacation property owners surveyed cited “to use for vacations or as a family retreat” as a reason for purchasing their second place answer is telling, indeed. Twenty-seven percent of respondents said they were purchasing their home “to rent to others.” While this number is up from the 25% cited in last year’s survey, Karpinski predicts next year’s survey will really tell the tale. As recession-crunched homeowners pursue new income streams-and as it becomes ever more evident that the vacation rental market is booming-2009 will prove to be a huge turning point in the renting out of second homes.

- People are more in touch with “rental realities” than they once were. In the past, says Karpinski, a first-time vacation homeowner might have expected to rent out their property an unrealistic number of weeks (say, 50 weeks out of the year). But NAR’s Special Report for HomeAway shows that 44% of respondents said they plan to rent anywhere between 9-26 weeks.

- Renting by owner has become mainstream. The NAR Special Report for HomeAway reveals that 54% of respondents plan to market their homes themselves. This do-it-yourself attitude reflects not only a burgeoning confidence index among vacation property owners, but also the wealth of support resources available to those who want to rent out their homes themselves.

Everything has changed. The truth is it’s gotten so easy and so affordable that there’s no valid reason not to do it yourself.” Need one more reason to take the plunge? Consider the fact that last month Fannie Mae rescinded its four-property limit for investors. If you’re financially secure and can come up with the requisite 20% down, chances are good you’re going to easily qualify for a mortgage.

“Of course there are always risks when buying any kind of real estate,” Karpinski acknowledges. “But investors who are comfortable with risk have to realize that conditions are ripe right now for a ‘perfect storm’ of success. Even if housing prices do go lower, interest rates surely will not. And once the turnaround comes, selection won’t be nearly as good as it is right now.

“Naturally, you should be cautious and do your homework before you buy any property-but don’t be so cautious that you miss this window of opportunity,” Karpinski adds. “These windows do have a way of slamming shut, and you don’t want to be stuck on the other side wistfully looking in a few years down the road.”

Christine Karpinski is the author of How to Rent Vacation Properties by Owner, 2nd Edition: The Complete Guide to Buy, Manage, Furnish, Rent, Maintain and Advertise Your Vacation Rental Investment andProfit from Your Vacation Home Dream: The Complete Guide to a Savvy Financial and Emotional Investment.

Reprinted from RISMedia Real Estate News Service April 2009 with permission of RISMedia, Inc. www.rismedia.com, Copyright 2008. All rights reserved.

Buyers love a home with mountain views. Here in the Mt. Washington Valley, you’ll find all types of views and some with huge Mt. Washington views. Here’s a look from your own cozy sofa, or office if that’s where you’re at when you’re online, and you’ll see how some of the views that people have that live here in ski country!

Check out this home in beautiful Jackson, NH Perched high atop Tyrol in Jackson NH this exquisite home will make you fall in love with the Mt Washington Valley again and again. Just imagine sitting on the deck on a warm summer evening looking out to Attitash Mountain, across the horizon to Mt Washington, then Jefferson and Madison. Every room and every window in this home highlight the majesty of these wonderful mountains.

Here’s an affordable condo with amazing views from all 3 floors and comes furnished with a garage. Centrally located right in North Conway, just a few minutes from Attitash!  This fabulous three level condo will WOW you with its wall of windows on every floor, the oversized master bedroom, and the incredible privacy when you are inside. Tucked away off the West Side Rd, yet close to North Conway Village, makes the location ideal.  This one has it all!

Opportunity Knocks!

 Gorgeous piece of property at the top of Hales Location Country Club with panoramic views of the Mt. Washington Valley. You will be surrounded by the mountains, other beautiful homes, and the added benefits of 5 acre zoning in Boulder Ridge. Tee up daily for free since deeded golf for 4 is included!

 For more info, contact Rona Ahearn at 603-356-7200 x 16.

Question #1: How Long Have You Been Practicing Real Estate?

This question will reveal more than just years practicing.  You want to delve down into the number of transactions, average price range, specialized areas (ie Attitash Mountain, Conway Lake, Nordic Village, Seasons at Attitash) and types of homes (ie ski homes, lakefront properties, first-time home buyers) they’ve purchased or sold.  You also want to know how productive they’ve been in each year in practice.  Some agents in business less than five years have more experience than agents in business 10 years or more! 

Question #2: What Qualifications Do You Have To Sell Real Estate?

Realtor or professional designations (ie Certified Residential Specialist , Graduate of Real Estate Institute , Accredited Buyer Representative )?  How often do they invest in improving their skills and keeping up with technology and other industry trends?   

Question #3: Tell Me About Your Personal Real Estate Operation?

This is an open-ended question designed to get your Real estate agent talking about his or her business.  You want to know how much they’ve invested into their business as it relates to giving you competent and quality service.  For example, do they have an assistant to take inquiries when they’re not in the office?  Do they have a market niche or specialty area? Do they have a Blackberry or iPhone, and other methods for reaching them efficiently?  Do they have a private office either with the broker or are they on their own?  (This is a telltale sign of a top producing agent.) Here’s what you’re looking for:  The more an agent invests into his or her own success, office, and systems, the more he/she will be able to commit to you.

Question #4: Can You Give Me A List Of Client References To Call?

An agent who doesn’t accumulate a list of satisfied references either doesn’t do much business, or isn’t providing the kind of service or follow-through you need.  References don’t always need to be past clients.  You can get professional references as well:  bankers, lenders, appraisers, attorneys, title companies etc.

Question #5: Do You Have A Formal And Written Marketing Plan For Selling Homes?

This question applies more to sellers than buyers.  Your agent’s marketing plan needs to be extensive – not just sticking a sign in the yard, holding open houses, and entering your home in the MLS.

Question #6: What Systems Do You Have For Tracking The Home Market (Buyers)/ or Tracking My Home Listing (Sellers) On A Regular Basis?

This is a very important question.  If you’re a buyer, you want to know his or her competence in understanding values of certain areas.  They also need systems to keep you continually up-to-date with opportunities in the market.  You want them to have more than “access to Multiple Listing Service.”   Do they use the Prospect Match in the MLS? How many properties have they sold in your neighborhood?

If you’re a seller, you want to price your home correctly, and be regularly updated with important buyer activity.  How many calls did you get on your home this week?  What marketing strategies did you use?  How many home visits from other agents did you have (and what were their comments)?  If an agent does not have specific systems for measuring and reporting these items, perhaps you should consider someone else.

Question #7: Do You Guarantee Your Performance?

Some agents will give you a blank stare at this question.  If they do, you might want to consider taking your business elsewhere.  Why?  Because you need to know if your interests are aligned.  Is your agent willing to stake his or her successful outcome with yours? Why shouldn’t your agent also guarantee his/her performance? 

Smart agents guarantee their services for two reasons: 1) They’re confident they can perform for you because of their experience, commitment, and work ethic; and 2) It’s smart marketing for an agent to guarantee his/her services.  If you buy a television, it’s guaranteed.  If you buy a car, it’s guaranteed.  These days, nearly everyone offers a guarantee to help stimulate a sale.  Agents on the cutting edge of marketing guarantee their services.

Question #8:  What was Your Sales Volume and Sale-To-List Price Ratio last year?

If you were having surgery, would you want the doctor who performs 1 surgery a month, or the professional who does 8 surgeries a month? In our area (Conway NH and surrounding towns), the average sale is $189,000 year-to-date. A “million dollar agent” would only need 5 sales. But the top agents in the Conway NH area sold 20 or more properties in 2008.

Question #9: What Percentage Of Your Business Comes By Referral?

Here’s the “$64,000 question!”  Competent, well-known agents get a large part of their business from satisfied past clients and members of their sphere of influence.  If an agent gets less than 50% of new business through referrals, it may be because:  1) The quality of service they offer is not up to standard (hence, people don’t feel compelled to refer to them after a transaction); 2) They lack the marketing experience or skills required to market for referrals (which means they may not bring strong skills to your transaction); or 3) They don’t cultivate contacts in their business (which means they won’t have many people to speak with about your home).

Question #10:  Will You Personally Handle Contract Negotiations For Us?

Surprisingly, many agents simply submit or receive offers, and act as a conduit between you and the buyer (or seller).  That’s not good enough.  You want an agent who has strong negotiation skills.  You want an agent who’s committed to your interests. 

They’ll need to represent you to other agents and buyers/sellers.  It’s a good idea to follow-up the above question by investigating specifically HOW their negotiation skills saved other clients money, hassles, or helped a deal come together.

Knowing the right questions to ask any agent can save you an enormous amount of money, time, and hassles.  The answers to the above questions should give you a good feel for the commitment and competency of the Real Estate agent you’re thinking about using.  Remember, all agents are not the same!

Your Conway NH Broker,

        Joy Tarbell

I never realized how much I’d come to love the Mt. Washington Valley. It’s just such a beautiful place with the clean air, amazing water, skiing and, of course, Mt. Washington looming over us like a big sleeping lion.

What makes the area even more appealing to me is the log home I live in. Yeah, I have the babbling brook out back that is starting to come alive after a winter’s freeze, and I may get to see a bear walking through the land looking for something to eat after a long winter’s nap, but it’s the home itself, it’s alive with nature!

I have trees in my home, and it is one of the most comforting feelings. Trees as beams on the ceiling, trees as beams on the walls, it’s beautiful. Even after living in the log home for 6 years, I wake up every morning and still feel like I’m in a vacation home, far away from everything.

Decorating a log home is a blast, you can make it look like a fun, ski lodge, or sheet rock a wall or two to paint and retain light.

Log homes tend to be dark, so one must learn to use lighting the correct way, with sconces, up-lights, or track lighting in certain places.

There’s a lot to learn when living and building a log home, so if there’s anything I can do to help, just email me!.  You can view the log homes for sale in NH White Mountains too!

Rona Ahearn