Real Estate Information

Mountain Living Blog

The Mountain Living Team


Displaying blog entries 1-10 of 219

Robert Randolph plays Dillon Amphitheater

by Meredith Adams

Robert Randolph and the Family Band perform at Dillon AmphitheaterThe amphitheater was packed as the opening band took the stage.  John Trucelli said the crowd was 10 times bigger than what they're used to playing for. They are a local band and play venues all over Summit County.  They played a good set, introducing their new album to the crowd.

Then it was time for the main event.  Robert Randolph and the Family Band took the stage.  The crowd roared and the floor in front of the stage was full in no time as everyone got up to dance.  Robert Randolph is ranked as one of the 100 best guitarists by Rolling Stone.  His music is very high energy, funky & soulful.  Many in the crowd were wearing ear plugs because it was so loud.  I think that must have chased off a few of the younger and older listeners as the evening progressed.  Those that remained had a fantastic time jamming to some great music as the band put on an awesome performance.  Robert engaged with the crowd, inviting the ladies in the crowd on stage to dance, bringing up a fan to play guitar with him and another to sing.

A big crowd for the free concert at Dillon Amphitheater June 27thRobert Randolph & the Family Band was a fantastic way to kick off the summer season at the Dillon Amphitheater.  All shows are free at the amphitheater.  Concerts will be happening every Friday and Saturday nights all summer long with performances by a variety of artists.  It's a great way to spend an evening under the stars in Dillon, Colorado.

Market Watch June 2015

by The Mountain Living Team

Here's a quick snapshot showing what has been going on with our Summit County residential real estate market over the last 7 days.

With 58 new listings and 43 new under contracts, we added 15 additional properties to our inventory this week bringing our current inventory to 893.

Even with an improving market, price reductions are still happening.  Six of the price reductions happened on condos.  The other 34 were all single family homes.  Ten price reductions were on properties priced over $1,000,000.  

Is your real estate agent marginal?

by Meredith Adams

NAR, the National Association of Realtors, recently released a "Danger Report" that states the largest threat to today's real estate agent is other real estate agents.  When an organization that is out there to protect and propel the image of Realtors is publicly skeptical about real estate agents, there must be a big problem. The competence of agents is a big concern mentioned in the report.  Because real estate is a commission only job, it's not uncommon for agents to have a full time job that pays the bills and be a real estate agent part time for supplemental income.  Many agents are unskilled, lacking the ability to coach buyers and sellers in one of the largest purchases or sales they will ever be a part of.  As a consumer, how do you make sure your agent is competent and ethical?  How do you protect yourself from agents that are marginal?

During your home purchase or sale, you rely on your agent for not only market information but opinions on how to handle different situations that crop up, resale value and negotiation tactics.  An agent that has years in the business may sound like someone you can rely on but if they are a part time agent, that may not be the case. A better measure of the experience of real estate agents is the number of sales they have handled.  According to NAR, agents on average close just 12 transactions a year​.  In 2014 Jason & I closed 39 transactions.  We are both full time real estate agents and our standard of living relies on our ability to provide an excellent service to both buyers and sellers.  We pride ourselves on the care we take of our clients; looking out for their best interests while maintaining a high ethical standard.  We ensure our clients' earnest money is never at risk, that deadlines are not overlooked, and that their motivations and bottom lines are closely guarded and never exploited.  We provide factual information to help our buyers and sellers decide their best course of action.  We will never push a client into a decision!  Road blocks that may hinder a transaction are anticipated and preempted.  We work hard for every client whether they are buying a small condo or a multi-million dollar home.   We believe there is no better compliment from a client than coming back to us for another purchase or sale or referring a friend or family member to us for their real estate needs.  It is our goal to provide service worthy of exactly that.

The easy answer to hiring a great real estate agent is to work with The Mountain Living Team for your Summit County real estate needs.  If you're buying or selling outside of Summit County, we may have a great agent to refer you to, check with us first.  One additional tip, make sure your real estate agent is really representing you.  Every state has its own rules but no matter where you are your real estate agent should be able to tell you about their obligations to you.

Additional questions?  Just ask, we're happy to help.


Our new website

by Meredith Adams

If you've visited our website before you may be noticing it looks a little different since you last visited.  You're right.  We've been updating our website for about six months now.  It's still a work in progress but it's up and running and we think it's a big improvement.  There are still improvements we are making, it's not done yet, but getting better.  If there's something we've overlooked, let us know.  It's our goal to make this website exactly what you want and sometimes we don't always see everything you need.

If you haven't been here before, we hope you like what you find.  We've compiled valuable area information with current property listings and helpful tips in the hopes of educating you about the various aspects of our real estate market.  We want our website to be an asset for you in your Summit County property search.  Our property search doesn't require a sign in, look all you want with no obligation.  You're welcome to sign up and set up a saved search if you like, but that's on your terms, not ours.  And, of course, when you are ready, we hope you choose to let us help you find just the right Summit County home for you.

If you prefer, set up an RSS feed and be notified when we publish a new blog post.  Or sign up for our monthly e-newsletter.  If you don't like a bunch of emails, just bookmark our site and come back whenever you like.  It's our goal to get you what you need, and in the process, make a living doing what we enjoy.


Possible foreclosure in Mesa Cortina neighborhood

by Meredith Adams

After the owner of a Mesa Cortina home was recently convicted of theft and sentenced to prison time, the Summit Daily reported that house payments were no longer being made and the property will likely go into foreclosure.  It’s still possible that the home could be sold and any equity could pay back the victim of the theft.  That would, of course, have to be initiated by the home owner or the courts and I’m not sure either will be happening.  The homeowner’s arrest happened in December, so there could already be five months of missed mortgage payments.  I would expect we’ll know in the near future if the foreclosure process has begun.  If the property goes into foreclosure, additional steps must be followed so it will take some time before the property is up for sale.  If no one buys the home on the courthouse steps, the bank will take possession and it should be listed for sale shortly afterwards.

There are a lot of unknowns and assumptions being made here so we’ll have to keep watching to see how this plays out.

Speaking of foreclosures, the Red Mountain Grill is also facing foreclosure on their building.  That's another one we'll be keeping an eye on. 

With all this foreclosure talk I don't want you to start thinking there are a lot of foreclosures happening in Summit County.  Only 15 properties have begun the foreclosure process so far this year.  In 2014, 82 Summit County properties started foreclosure proceedings and 136 in 2013.  Of course the number of properties that are actually foreclosed on each year is substantially smaller.

Make the time to do some reading

by Meredith Adams

Everyone has heard horror stories about people that have signed a contract, didn’t know what they were agreeing to, and somehow got taken.  But still, when presented a document that needs to be signed while someone waits very few people actually read it.  Some will ask what it says, others will skim it quickly, but not many actually make someone wait while they read the document.  As the length of the document grows, the number of readers goes down.  We see this all the time in real estate transactions.  Has anybody really read their mortgage documents before signing them? 

Being a real estate agent in Colorado, we are required to have some forms signed by consumers.  It’s supposed to be in an effort to look out for the consumer.  Unfortunately, sometimes it does exactly the opposite.  The documents I am mainly referring to are listing agreements.  There is one for sellers and one for buyers.  Colorado listing contracts lock both parties into a business relationship for a designated time frame.  It clarifies what the responsibilities of both parties are and what these services will cost you.  This is important information you should know before you agree to it. 

Real estate agents are a sampling of our population.  Just as there are good people and bad people in the population, there are good agents and bad agents.  There are measures in place to try and weed out the bad and keep the good but knowing which is which isn’t always obvious.  It’s important you look out for yourself by reading the contracts and asking questions. 

Luckily, the consequences of signing a document with your real estate agent without reading it are typically minimal, if any.  Most agents will ultimately do what is right.  However, you could find yourself stuck with an agent you don’t like or one that is incompetent.  That could cost you time, hassle, money, or all three. 

Take a minute to read what you are being asked to sign.  It's worth the time it takes.

Spend your Memorial Day weekend in Summit County!

by Meredith Adams

Spring skiingMemorial Day weekend is typically a weekend of family get-togethers that often include camping and barbecuing.  This year’s May weather has dampened Memorial Day plans for many.  An abundance of rain and cooler than normal temperatures have caused campgrounds and hiking trails across the Front Range to close for the holiday weekend.  So what’s a family to do?  All that rain has been in the form of snow at elevations around 10,000 feet.  That’s the perfect elevation for the one ski area still open in Colorado, A-Basin. 

Arapahoe Basin manages to extend the ski season well beyond the mid-April closing dates of most ski areas.  Some years you can still ski on the 4th of July and on occasion, all the way into August, if you can believe that!  A-Basin is slated to close June 7th this year; at least that was the plan until all this May moisture.  They are now considering abandoning that closing date and staying open later into summer.  Spring at A-Basin always include concerts, festivals and fun.  Every weekend in May features concerts in the Shakin’ at the Basin Concert Series.  Memorial Day weekend is no exception.  Saturday’s concert is Wash Park playing at the base from 1-4:00.  Sunday’s events include a rail jam, concert, and a beer festival.  Hit the terrain park to take part in the rail jam at 11.  Then you can enjoy Funky Johnson’s music while trying a variety of craft beers from brewers across Colorado.  The 14th Annual Festival of Brewpubs is A-Basin’s largest party of the year.  For a nominal price you get a souvenir mug and are able to taste beers from the 11 participating breweries.

Oh, and don’t forget about all the snow.  Head up on the mountain and enjoy that too.  Most of the mountain is still open with fantastic conditions.  By now most of us have traded our skis and boards for bikes and golf clubs but it’s been so hard to use those this May.  It’s time to give in to Mother Nature and go with the flow, or should I say go with the snow.  Strap on the skis and boards and hit the slopes this Memorial Day.  You won’t be disappointed!

Fast market facts - Summit County residential real estate

by Meredith Adams

Summit County real estate market is improving· 29.7% more residential properties priced at $1,000,000 or above have sold in the first four months of 2015 than in the same period in 2014. -48 vs 37-

· Sales of residential properties priced at $1,000,000 or above haven’t been at this level this early in the year since 2008.  -2008 had 50 sales-

· Residential properties priced below $300,000 have seen a 7.5% increase over sales through April 2014.  -114 vs 106-

· Inventory levels are down 23.4% from this time last year.  -738 vs 963-

· 48% of Summit County residential sales so far this year have been condos and 28% single family homes.  In all of 2014 52% of sales were condos and 25% single family homes.

· Through April this year, 51% of residential properties in Summit County sold in 90 days or less.  60% of those sold in the first 30 days.


One of the down sides of an improving real estate market is the increasing property taxes that go along with it.  Because the property taxes we pay are based on the value of our property, an increase in your home’s value often means an increase in the costs you pay to keep that home.  That increase can be even more substantial if there was a recent increase in your county’s mill levy.  In a nut shell, the mill levy is the rate at which you are taxed.   The upcoming Summit County property tax assessments should increase homeowners’ tax bills but, on the bright side, not as much as markets like the Denver metro area will be experiencing.

Because the tax assessment data is pulled from past sales, the fact that the Summit County market is just recently seeing pricing increase means this assessment should be more reasonable.  We may not be so fortunate when the next one comes out in 2017.  Once you receive your new assessment, if you don’t agree with the valuation, you can protest it.  There is a timeline for that to happen though.  You have a 30 day window; May 1 to June 1.  Visit the Summit County website for the forms and details you need to make your appeal.  If you would like comparable sales to base your appeal on, just email us and we’ll put together the sales from our MLS that took place in your area from July 2012 to June 2014.  No longer an 18 month period, the new two year sales period is how the assessor’s office is coming up with their valuation.  Sales are also available on the county website.

If you are a senior or veteran and your Summit County home is  your primary residence, you may be eligible for a discount on your property taxes.  Go to the Summit County website for more information.

Summit County offers easy solutions to hazardous waste disposal

by Meredith Adams

Hazardous WasteThere are all sorts of products that shouldn’t be thrown away these days; from electronics to pesticides to antifreeze.  What are we supposed to do with all of it?  It winds up in the closet or shed until there’s so much we have to figure out what to do with it.  That day is here.  On May 16th, Summit County is offering hazardous household waste collection.

In conjunction with the county’s cleanup day, crews will be collecting a variety of hazardous, household products at the Summit Stage Bus Barn, 0222 County Shops Rd., Frisco, next to the County Commons from 8am to 1pm.  Accepted household hazardous waste items include paints, stains, pesticides, fertilizers, cleansers, solvents, adhesives, and mercury thermometers and switches. Materials must be in their original containers and/or clearly labeled. Electronics items accepted include computers, monitors, printers, phones, audio equipment, TVs, tablets and electronics accessories. Accepted pharmaceutical items include prescription medications, over-the-counter medications, medication samples, vitamins, prescribed narcotics, medicated lotions and ointments, inhalers, liquid medications in leak-proof containers and unopened transdermal skin patches.

Household hazardous waste items not accepted at this event, but accepted onsite at the SCRAP, include antifreeze, fluorescent bulbs, gasoline, kerosene, batteries and motor oil. Items not accepted at the SCRAP or the event include explosives, ammunition, infectious waste, propane tanks and radioactive materials as well as needles, lancets, thermometers, personal care products, medical marijuana, business waste and aerosol cans. 

Disposal of these products is crucially important to our environment.  Improperly disposed of waste can contaminate our waterways and water supply.  Summit County gives us all an easy solution to dispose of these items with very little extra effort on our part.  Take advantage of the collection event on Saturday, May 16th or swing by the Summit County Resource Allocation Park (SCRAP) SCRAP is located at the Summit County landfill drop off is available from 7am to 4pm Monday through Friday.  Beginning June 6, 2015, those hours will be extended to include Saturdays from 7am to 12pm.

Additional information on the Household Hazardous Waste Collection Event can be found on Summit County's website

Displaying blog entries 1-10 of 219




Contact Information

Photo of Jason & Meredith Adams Real Estate
Jason & Meredith Adams
The Mountain Living Team at Coldwell Banker Colorado Rockies Real Estate
400 Main St / PO Box 4115
Frisco CO 80443