Breckenridge Real Estate Blog

To invest in resort real estate in Breckenridge or Keystone Colorado or to put more money into the stock market, that is the question pondered by many.  History shows that buying resort real estate in places like Summit County real estate in Breckenridge, condominiums in Frisco or Keystone or Copper Mountain, Silverthorne CO real estate and Dillon CO homes has been substantially more lucrative. 

According to a November 2008 report by PortReal LLC, real estate outperformed the stock market over the last ten years.  Including the ups and downs since 1998, average returns in the stock market fall far below even the 5-percent bond market.  Today the average return for stocks is about even with dollar value invested ten years ago.  Average return includes all public companies from very successful companies to those that have fallen apart and those that never really got off the ground.

Real estate, on the other hand, is running at about 180-percent of the investment money put in ten years ago.  And our area of interest is resort real estate.  United States resort real estate today is worth approximately 220 percent of dollars invested 10 years ago.  That is impressive, especially when we look at the volatility of the stock market at the end of 2008.  It is also notable that the stock market data includes the benefit of reinvested dividends while the real estate figures do not include rental income.

Among the reasons for the variation is the U.S. government policy that supports home ownership.  Benefits are woven into our laws.  According to the PortReal report, “This protection shows up in tax benefits to homeowners and in monetary policy that reduces volatility in prices and financing costs.  Real estate has a significant edge over equities from the standpoint of risk-adjusted returns (e.g., Sharpe Ratio.) 

As baby boomers are seeking out ways to grow their nest eggs and to enjoy them too, resort real estate offers a win/win investment.  With low interest rates and increased limits for government-backed loans, investing in our resort properties for investments, short-term vacation properties, and eventual retirement homes is smarter now than ever. 

Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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Home staging allows a home to stand out in the crowd.  Sellers competing in today’s market to move their Breckenridge real estate quickly or (golf course homes in Keystone Colorado or Park County CO real estate) should definitely have them tastefully furnished.  Time and time again, staged Summit County Colorado homes sell for more than empty homes or cluttered homes.

If your home is occupied while it is on the market, then residents can begin by removing the clutter and cleaning.  The next step is to take an objective look at the property.  How do the landscaping and exterior strike you?  When you walk up to the door, what do you notice?  Does anything look unkempt or is anything in ill repair?  Take notes. 

Do the same thing upon entering the home.  What is your first impression?  Are the carpets clean?  Is there a pet odor?  Does the carpet need to be replaced altogether, or do the hardwood floors need to be refinished?

How does the furniture look?  Does it make a statement about the home, or has it seen better days?  Slip covers and throw pillows may save the day.  But, sometimes it is best to purchase a room full of new furniture to completely update the room.  A few accessories can also make a big difference. 

The least expensive way to improve the overall look of the home is to apply a fresh coat of paint.  When choosing paint colors, paint one room at a time.  Look at the sample color on the wall in daytime, evening, and night with the shades drawn and open before painting the entire room.  Over half of the color in a room comes from the walls.  Color must enhance the ambience and not take over.  And examine the window coverings to decide if they need to go or to be replaced.  If they will remain, clean them. 

Showcase the space of the home as well as the furnishings.  Too many “things” in the home are just as uncomfortable as nothing at all.

Accomplishing these tasks will all be easier for the seller who has a flare for design.  But, regardless, asking a friend for objective opinions or hiring an interior designer or asking your real estate agent for help may save you money in the long run.

If a home is empty, then the best strategy for a quicker and more lucrative sale is definitely to have it staged.  Adding furniture and accessories may make several months and tens of thousands of dollars of difference during the transaction.  Interior decorators can be a great resource to help boost the curb appeal of the home.  And, if you’d like to stay out of the picture, your real-estate agent can find a professional staging company to help out. 

Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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With ski season pumping up, all of you buyers looking for Summit County vacation homes in Breckenridge or Keystone Colorado real estate can find a win/win opportunity to invest.  Maybe even at a bit of a bargain.  We have a nice selection of Breckenridge real estate on the market.  The continuing low interest rates really are the icing on the cake. 

And then, too, the ski resort communities such as Breckenridge, Keystone, Copper Mountain, and the surrounding towns of Frisco, Dillon, and Silverthorne benefit from having higher land values and, therefore, the new higher limits for government backed loans.  So, first-time buyers are more readily able to get into a condominium for family vacation and others may find it a good time to land that retirement home in the Breckenridge area.

Before shopping, you’ll do well to go to a lender in Summit County to apply for mortgage approval.  Our experienced real-estate agents are able to refer you to reputable companies and individuals.  When you have a written loan approval for the amount that you want to spend on a property, then you have bargaining power.  This paper will allow you to walk into the second home that is just right for your family and immediately take action.  Make an offer.

Now, you may want to know that although we do have some bargain properties, the average deviation from actual listing price is only 3 percent.  When you make an offer, be respectful of the owner’s selling price, which may already have been reduced.  You probably won’t get very far if you offer 50 percent just because the home has been on the market for several months.  Keep your maximum offer to yourself and make a reasonable offer for the property. 

Your local real-estate agent is very familiar with the negation table and able to help you if the seller counters your offer.  Your agent can guide you through possible conditions that may benefit your offer although it is best to keep the offer(s) uncomplicated and to minimize your demands on the seller.  The agent can also find out if there are other offers competing with your offer. 

Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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Living with children in Breckenridge real estate and second homes in Breckenridge Colorado neighborhoods is a lot easier now, thanks to the new Timberline Learning Center for infants through toddlers.  Our youngest citizens of Breckenridge CO homes will be happily playing with their friends and learning new skills.  The Timberline Learning Center has also been thoughtfully developed as a keen example of “green” commercial real estate in Breckenridge. 

The non-profit facility is an important initiative of the Town of Breckenridge, who funded the design and construction.  Designed like a custom home, Timberline is a state-of-the-art facility.  The light and airy feel is partially due to the decision to build green.  Other important features include a security system, storage, meeting rooms, and a multipurpose room.

Director Leslie Davis, a 15-year resident of Summit County, has worked the gamut with children—nanny, social worker, teacher, preschool director, board of directors, including years at the Carriage House and Little Red Schoolhouse.  After a three year hiatus across the nation, Davis returned.  According to the Summit Daily News, “Part of what she loves about the area is the community feel,” and quoting Davis, “It takes a village…it’s a community that nurtures youth.”  The Town of Breckenridge consulted with Davis during the development of the Center to be sure to get all of the details right.  Both the building and the programs reflect the community’s interests.

As a sustainable and energy efficient facility, the building incorporates several alternative energy options.  Design allows more alternative energy technologies such as geothermal, solar and wind to be incorporated over time as the costs of installation are reduced by the industry.  Right now, the building is oriented and architecturally designed with roof pitch to maximize solar gain.  Other principles incorporated into the design include water use reduction, water-efficient landscaping, recycled materials, local materials, and construction waste management. 

The Timberline Learning Center is located at the corner of Valley Brook Road and Airport Road beside the new police facility.  It boosts the local capacity for early infants through toddlers by 67 spaces with enrollment, hiring, and creating a board of directors being the job of Leslie Davis.  Welcome children!

Realtor® Jonna Beardsley can be reached at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the resort areas.

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Breckenridge Colorado real estate, Keystone CO resort properties, fisher’s havens in Silverthorne and throughout Summit County win the popularity in today’s Colorado real estate market.  Although fewer homes in Breckenridge or Summit County real estate have sold in 2008 than in recent years, the dollar amount of the transactions continues to reach record highs. 

During August 2008, real estate in Summit County Colorado sold at the highest level of any month during 2008.  We have very few foreclosures and our Colorado property values are steadily increasing.  Average prices for single-family homes, duplexes and condominiums, and vacant land have been surpassing the averages from both 2006 and 2007.  This is indeed the time to pluck up a vacation home in Breckenridge, Blue River, Keystone, Dillon or Frisco or in the rural areas.

Our convenient but remote mountain resorts play a big role in the popularity of Summit County, “
Colorado’s Playground.”  Breckenridge Ski Resort came up the No. 1 resort in Summit County in a survey published in the October 2008 issue of SKJ Magazine. 

SKI Magazine ranked the Top 20 ski resorts in the United States.  Breckenridge ranked No. 9, a tribute to the Imperial Chair Lift.  Just wait until this year with all of the new development on Peak 8 and the efficiency of the BreckConnect running from Main Street up onto the slopes!

Keystone ranked No. 16, a tribute to the new centralized River Run Gondola and its new mid-station access, extensive night skiing, and easy access to Denver.  Copper Mountain, with its easy access and naturally divided terrain, ranked No. 19.  Arapahoe Basin was honored to be lauded as the tenth best terrain in the nation.  

Realtor® Jonna Beardsley can be reached at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the resort areas.  Our resorts are all open and feature not only skiing and riding but a full calendar of community events.  On December 1, 2008, Victorian Holidays begins.  It includes on-mountain competitions, celebrations, craft workshops, and over 180 shops offering unique gifts, jewelry, fine art, ornaments, clothing, and gear.  On December 6, the annual Lighting of Breckenridge continues the rejoicing and holiday spirit.

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All of the slopes near valued Summit County Colorado real estate are open this weekend.  Your families are cordially invited to come see how to squiggle into vacation homes in Breckenridge real estate, Keystone ski-in/ski-out real estate, and other Summit County and Park County CO homes close to the ski slopes. 

And Vail Resorts—owner of Breckenridge, Keystone, and Copper Mountain ski resorts—is making it oh so affordable to ensure that all of your family and friends enjoy the best ski season ever.  Vail Resorts is offering the new Epic Pass, Colorado Pass, Colorado Pass PLUS, Summit Pass, and a pass for free skiing for 5th and 6th graders.

Breckenridge opened up Peak 8 with service on the SuperChair and the BreckConnect Gondola.  Keystone opened with a brand new 8-passenger gondola in River Run Village and its new mid-station stop part way up the mountain.  Copper Mountain has opened the American Eagle, Easy Rider, and Excelerator lifts and also opened the Eagle Jib Park with 10 box and rail elements.

The Epic Pass is only available until November 15th.  It allows unlimited skiing at Breckenridge, Keystone, Copper Mountain, Arapahoe Basin, Vail, Beaver Creek, and Heavenly in Tahoe.  And it is such a bargain at $579 per adult and $279 for children ages 5-12!  Additionally, owners are enrolled for Peaks Rewards and are able to connect their passes to a credit card for easy slope side dining and snacks without carrying cash.

The Colorado Pass offers unlimited access to Breckenridge, Keystone and Arapahoe Basin with no restrictions and 10 days of restricted access to Vail and Beaver Creek.

The new Colorado Pass PLUS offers unlimited Access to Breckenridge, Keystone and Arapahoe Basin with no restrictions.  Additionally, the Colorado Pass PLUS comes with 10 days at Vail/Beaver Creek with 6 of those days being unrestricted.  Unrestricted use means skiing during the traditional blackout periods.

The Summit Pass offers unlimited access to Breckenridge, Keystone and Arapahoe Basin with no restrictions.

Older grade-school children have a special invitation.  Fifth graders have normally been allowed to visit the resorts for 3 free days each year.  Vail Resorts has added an extra day to the pass and is now offering the 4 free days of skiing to all sixth graders.

Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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Coloradoans are one of the fittest populations in the nation and residents of homes in Summit County Colorado in Breckenridge, Keystone CO real estate, Dillon and Frisco homes, and real estate in Silverthorne are a testament to it.  From summer through winter snowfall, residents and visitors to Breckenridge Colorado real estate are treated to the best indoor recreation facilities anywhere.  Say you’re prepping for the ski season that officially opens tomorrow, November 7, 2008 or training for swim team.  The Recreation Department of the Town of Breckenridge knows just what you need to fully enjoy your Breckenridge CO homes. 

As the snow falls, bring your guests to Breckenridge real estate to work out inside at the Breckenridge Recreation Center, in the Stephen C. West Ice Arena, and the Gold Run Nordic Center will definitely improve your experiences outdoors.  But the Rec Center also offers a long list of activities, classes, and programs such as yoga, swimming, and Camp After School. 

The Recreation Department at the Rec Center offers drop-in and session-based classes including impressive options to assist with winter conditioning, strength, endurance, acquiring skills, and even social activities.  Exciting new programs are available for individuals and families.  Join up for the Holiday Calorie Burn Challenge, 4×15 Athletic Bosu Training, Mommy and Me Water Sports, expanded Family Gym Playtime, Kindermusik, and Breckenridge Mountain. 

Popular winter hockey leagues and the new Breckenridge Figure Skating Club add a great spin to the Stephen C. West Ice Arena.  Open to skaters of all ages and abilities, skaters will have a chance to practice and compete.  This season new adult specialty skating classes will be offered.

From mid November to early April, the Gold Run Nordic Center will be offering superior grooming, spacious views, and expanded terrain.  This year’s cross-country skiers will find new trails in the Golden Horseshoe area.

And finally, the newly renovated Breckenridge Recreation Center Aquatics Area is a great place to hone the strokes and play.  The Aquatics Area underwent major repairs and upgrades in the pool area and mechanical areas.  The pool has been resurfaced and repaired and features improved ADA accessibility and new digital temperature control systems.

Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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Breckenridge real estate and resort property values are solid, for reasons great and small.  Visitors to Breckenridge Colorado real estate and ski resort are able to take advantage of Summit County’s free shuttle to move about not only between friends’ homes in Breckenridge and Main Street but to visit in Frisco CO real estate, lakeside Dillon, and golf homes in Keystone Resort.

Many do not need rental cars at all.  During warm months, lots of people ride bicycles on the award-winning trails systems that connect the communities.  But, when it is cold, employees in the ski and hospitality industries who live in more affordable outlying real estate in Summit County—in Silverthorne homes, Dillon, Frisco or in Park County Colorado real estate—drive or carpool to Breckenridge to work.

The Town of Breckenridge also helps sustain a low-impact green footprint in many small ways.  One is by organizing vehicle usage.  Anyone coming to Town may find these guidelines interesting.  Here are a few Ps and Qs to be sure no one gets a surprise parking ticket or extra fines.

The Parking District Employee Permit is a restricted use permit for employees within the Parking District.  This permit entitles the bearer to park on a first-com first-serve basis without being cited while on official business with the noted employer and is subject to the following conditions:

• Employees must complete a Parking District Employee Parking Permit Application. 
• All parking tickets must be paid in full to be kept in good standing with the Town’s Permit Parking Policy.  Permits will be suspended if a ticket remains unpaid for longer than 30 days.
• Permits are only valid in the following locations:  East Sawmill Lot, Wellington Lot, Courthouse Lot Barney Ford lot, 100 North Ridge block, and 100 North to 400 South French Street blocks.
• This permit does not allow parking on town streets of in any lots between the hours of 2 to 6 a.m.
• Permits must be renewed annually starting July 1st and ending June 30th.
• Permits must be permanently affixed to the vehicle’s top front windshield, on the driver’s side and are non-transferable.
• Any attempt to alter this permit shall immediately render this permit invalid.
• It is the responsibility of the permit-holder to check daily for maintenance signs postings.
• Permit holder assumes full responsibility of any loaning of their vehicle.
• Permits are not valid for recreational vehicles, including snowmobiles, campers, motor homes or trailers storing motorcycles, snowmobiles, etc.
• Parking lots may not be used for storage.  No exceptions.

Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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Oh, boomers hoping to retire to dream homes in Summit County Colorado:  Buying Breckenridge real estate may be a tad easier for you now.  The recent housing bill just cut fees on reverse mortgages, maybe enough to ride them as the tweensie railroad up the mountain to real estate Breckenridge, Keystone CO real estate, Silverthorne CO homes, or a Rocky Mountain fisherman’s life in Frisco or Dillon. 

A reverse mortgage offers immediate money to homeowners 62 year old and over based on the equity built up on their homes.  Payments are deferred until the owner dies or sells the home or permanently moves on.  That means extra cash to pick up a parcel or fractional portion of Summit County real estate.  Putting money into Breckenridge Colorado real estate, seniors will now that if circumstances warrant pulling out the equity, the reverse mortgage is a better tool today than it was 2 months ago. 

The complicated Housing and Economic Recovery Act of 2008 includes a cap on the amount of origination fees that lenders can charge for reverse mortgages.  The new cap goes like this.  Pay only 2 percent on the first $200,000 of your home’s value and 1 percent on the remaining balance.  There are limits to these loans, albeit that amount is not yet determined because of some ambiguity in the legislation.

Traditionally, reverse mortgage lenders heaped on hefty upfront fees.  Some contracts were even flawed and contained huge appreciation shares for the lender.  Even so, the use of reverse mortgages has been on the rise.  The Home Equity Conversion Mortgages (HSCM) handles 85 percent of the reverse mortgage market.  HECM says that in 2005, they handled 43,131 reverse mortgages and by 2007 the number had more than doubled to 107,367.

Why not?  Owners who use this vehicle to pull equity out of their homes do not have to prove income or credit worthiness and do not have to move, give up title, or make monthly payments.  If a retired homeowner sees that his or her social security, IRAs, pensions, investments, and savings are not providing sufficient income to cover their current needs, the reverse mortgage provides the plus factor.  Monies can taken is a lump sum, fixed monthly payments, a line of credit, or a combination. 

The money can be used however you’d like:  for medical bills, to retire an old mortgage, or to invest in a fractional in our beautiful mountain resort to be visited by family and friends for years.  Contact Jonna Beardsley at (970) 453-2200 at Breckenridge Associates for friendly and professional real-estate assistance in the area.

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Whether you are looking to buy or sell Breckenridge real estate, you can factor in the current national economic picture to your advantage.  Breckenridge Colorado real estate over the past 20 years has done quite alright—and continues to do so.  Although every real estate market has various ups and downs, today’s market can be an optimum time to buy Summit County properties. 

Summit County real-estate brokers are not seeing foreclosures that are prevalent in some areas of the nation.  But there are still some bargains for real estate in Breckenridge, Keystone, Frisco, Dillon, Silverthorne, and real estate in Park County.  A down market is a great time to buy up, especially this time when interest rates are so low.  Another perk in the resort market may be negotiable extras.  Buyers of Breckenridge CO homes are seeing that some sellers throw in free timeshares or tickets to a Broncos game. 

Buyers who have been putting off the entire idea of buying Rocky Mountain vacation homes, second homes, and/or retirement homes need to balance the “wait and see” approach with the rising price tags in the Colorado resort areas.  According to the Summit Daily News, “August 2008 had the highest transaction activity Summit county has seen all year and the average prices for single-family, multi-family and vacant land continues to surpass the years of 2006 and 2007 average.”

Now, if you are selling a property, be sure to ask your realtor to help you correctly price it for the market.  Then make the price sound like a bargain, i.e.  $989,900 sounds like much less than $1,000,000.  The rule of thumb is to list the real estate ten percent under what you expect people to pay, spurring more interest and more offers. 

Present the home in its best light.  That may mean professionally staging it, adding an expensive feature, replacing carpet, adding ambience through lighting, etc.  Curb appeal and first impressions are important to making buyers feel right at home.  Accenting the positive points of the real estate, sellers can put their best foot forward—or the property’s best features forward.

So, buying low and keeping real estate moving at the right price will keep you on track to achieving your real-estate goals.  Contact Jonna Beardsley at (970) 453-2200 or (800) 774-7970 for friendly and professional real-estate assistance in the area.

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Investors looking to buy Summit County real estate in Breckenridge, Silverthorne real estate, those in Frisco and Dillon, Keystone CO real estate, and/or more rural Montezuma CO properties and real estate investors thinking of developing Park County real estate may qualify for “Safe Harbor” from capital gains taxes by taking advantage of IRS Section 1031. 

Although Summit County real-estate professionals see quite a few 1031 exchanges of second homes and vacation homes in Breckenridge area, it is important to note that the IRS does not allow taxpayers to claim a property as an investment if it is actually used more than 14 days a year for personal use.  The rules are strict.

In March 2008, the IRS issued new guidelines for these “like-kind” or “Starker” exchanges to clear up previous confusion about Section 1031.  Primarily used by real estate investors to defer taxes, if these criteria are not met, the sale will be subject to capital gains taxes.

The way the exchange works is this.  An investor chooses to “relinquish” one investment property (the relinquished property) and to “replace” it with another investment property (the replacement property).  All properties must be investment properties.  The currently owned property, or the “relinquished property,” must be owned by the taxpayer for at least 24 months prior to the exchange (the qualifying use period).  Qualified properties include a house, apartment, condominium, mobile home, boat or any like property that according to Section 1031 “provides basic living accommodations including sleeping space, bathroom and cooking facilities.”

Now is the kicker.  During the qualifying use period, the owner must have rented the property at a fair rental for at least 14 days.  The property owner may not have used the property for personal use for more than ten percent of the number of days that it was rented at fair value or for than 14 days, whichever is greater.  For example, if a resort condo is rented out 100 percent of the time during five months of ski season (150 days), 10 percent of 150 days is 15 days.  The owner cannot have used it for more than 15 days but may be present to check on the property and maintain it.  The same is true for the second property.

All proceeds from the relinquished property must be used for the purchase of the replacement property to defer steep capital gains taxes.  Swap them and the government transfers the basis of the old properties to the new ones.

Timing is also important.  Investors must identify the replacement property within 45 days of closing of the first property and have 180 days to buy the new property.  Section 1031 is a great boon if followed to the nth detail.

For answers to investment-property questions, contact Jonna Beardsley of Breckenridge Associates at 970-390-2533.

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Pressure on the U.S. economy already has buyers and sellers of popular Summit County Colorado real estate doing a promenade, mixing up the dance circle a bit.  As prices for some Breckenridge CO homes have fallen a bit, we have unusually large inventory for real estate in Breckenridge, Silverthorne CO homes, Keystone CO real estate, Dillon, Frisco and rural areas of both Summit and Park counties. 

Although the movement of real estate in these Breckenridge environs will inevitably be affected by this month’s bailout, it is only a Band-aid.  Scenarios that reflect the national market are generally modified in the resort areas where buyers tend to have better credit ratings and financial stability.

The Victorian Town of Breckenridge and Breckenridge Ski Resort are top destinations for skiers and vacationers visiting the Rocky Mountains in Central Colorado.  The former mining town features interesting historic elements including museums and gold dredging equipment, a quaint downtown with Main Street restaurants, shops, and events, and, of course, skiing on Peak 6, Peak 7, Peak 8, and Peak 9, and infinite recreational possibilities in the Gore Range, Continental Divide, and national forests and rivers in the surrounding areas.

Real estate coach Jeff Scislow of Minnesota suggests that the emphasis now be put on selling down the high levels of housing inventory across the nation.  Scislow recommends that the U.S. Government stop agreeing to hard-to-swallow bailouts.  Instead, he proposed that the government subsidize interest rates, temporarily taking them down to unprecedented levels.  

According to Scislow, subsidizing very low interest rates will immediately take the pressure off of the banks and the economy.  The progression of positive results includes:
     1. The inventory levels will drop.
     2. As inventory levels drop, prices will stop falling.
     3. As prices stop falling, less people will foreclose on their homes when they see market values firming up.
     4. Consumer confidence will return.

Bailing out banks is expensive considering that the average foreclosure costs the banks about $70,000.  However, the cost for the U.S. Government to subsidize interest rates at levels like 3.5 to 4 percent for 30-year fixed mortgages would only be $25,000.  Buyers and investors will see that it is a great time to purchase properties and to keep those properties for longer periods of time, locked into the low interest rates that are available for a limited time only.

Sounds like an exciting piece of the puzzle.  For answers to your resort real-estate questions, call Jonna Beardsley at 970-390-2533.

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