“This is the new Deer Valley,” in Park City, Utah

 Deer Valley & Mayflower sign agreement to merge

Deer Valley Resort recently announced it has reached an agreement for an unprecedented expansion into a large tract of terrain adjacent to Deer Crest, known as Mayflower, a deal that is so significant that it will fundamentally alter what is already one of North America’s award winning mountain resorts.

Deer Valley who is now owned by Alterra Mountain Company and Extell Development Company, have negotiated a long-term operations agreement with the Mayflower Developer, that folds the terrain into Deer Valley, with the first lifts and trails expected to open as early as the 2025-2026 ski season. This negotiation will boost Deer Valley’s terrain by 3,700 acres, bringing the total combined acreage to 5,726. As of July 2023 Deer Valley had 2,026 acres on its own.

The number of runs will increase to 238. The number of lifts will jump to 37. Snowboarding will still be prohibited even in the new areas.

The new town center/ ski village and base area will be located off U.S. 40, with skier services, retailers, restaurants, and hotels. More than 1,200 parking spots are planned. Extell Development Company is continuing work at the location. “This is the new Deer Valley,”

The room was packed with representatives from the various parties involved in the agreement and community leaders, including Mayor Nann Worel. There appeared to be jubilation as speakers described what they see as the benefits of the expansion of Deer Valley into the Mayflower terrain.

The Mayflower area, which is located in Wasatch County, for decades has been seen as prime terrain for skiing, but there was little progress until recent years. There did not appear to be urgency while the land was under previous ownership and later, once there was mounting interest in resort development on the ground, the discussions were complex. The development itself benefitted with the involvement of the Military Installation Development Authority, a state economic development entity that is designed to advance projects with a military component. There is a hotel being built in Mayflower for the benefit of members of the military.

The land as recently as early in the summer was designed to be a standalone resort adjacent to Deer Valley, known as Mayflower Mountain Resort, with Extell Development Company and the Military Installation Development Authority partnering on the project. But there also had been indications Deer Valley would play some sort of role in Mayflower. Deer Valley in June said it was in negotiations with Extell Development Company about the operations of Mayflower, but it was not clear until Thursday’s announcement how broad the agreement would be.

Everyone hopes that the traffic into Park City will be reduced as a result of this agreement.

Jared Smith, who is the president and CEO of Deer Valley owner Alterra Mountain Company, said the resort will continue to limit the number of skiers on a daily basis in an effort to maintain the quality of the skiing experience. He did not, however, provide details about the number of additional skiers that will be allowed each day as a result of the new terrain at Mayflower.

It has been more than a decade, since the 2007-2008 ski season, until the most recent consequential increase in terrain at Deer Valley. The 2007-2008 expansion involved 200 acres in the Lady Morgan section of the resort. Other notable expansions at Deer Valley since the 1990s include the Empire Canyon and Deer Crest terrain.

Buying & Selling Myths

 If you are thinking about buying or selling a home, you likely have some idea of what the process looks like. But everyone’s real estate experience is different, so you can’t always believe everything you hear. Here are some of the most common myths about buying and selling a home.

What Not to Do When Selling Your Home

 

June 2023 . What Not to Do When Selling Your Home There are many moving parts that you'll need to manage when selling your home. While it's essential that you focus on everything that needs to be done correctly to complete this transaction, there are also some things you shouldn't do when selling your home. A single mistake can cost you thousands of dollars in the final sale. Here are some of the most common mistakes to avoid. Setting an Unreasonable Price One of the easiest mistakes to make is setting your price far higher than what the market will pay. Even if you think it's worth the higher price, it's important to consider the market and the buyers' perspective. High interest rates have dampened buyer interest throughout many markets, which is why your listing price should align with what your real estate agent thinks your home's market value is. Your agent will perform a comparative market analysis to look at recently sold homes in your area that are similar in size and features. You can then use this information to set a fair listing price. An overpriced home can linger on the market, deter prospective buyers, and may necessitate price reductions and concessions to get it sold. Setting the right price from the start puts you in a stronger selling position and avoids prolonging your home sale. Ignoring Important Repairs You might feel inclined to sell your home without going through the hassle of making the necessary repairs. However, having a lengthy list of maintenance problems will likely push buyers away and significantly lower your home's value. You don't have to fix everything, but it's important to address the most significant maintenance issues that affect your home's functionality, safety, and structure. Limiting Showings After your home has been placed on the market, your goal should be to have as many buyers tour your home as possible. If your agent has a buyer who wants a private showing of your home, you should do whatever you can to accommodate the showing. This won't always be convenient for your schedule, and you may need to leave on short notice, but remaining flexible will pay off in the long run. Immediately Accepting a High Offer As a seller, you likely want an offer that matches or exceeds your asking price. However, the highest offer may not always be the best offer. Make sure that you check to see what, if any, contingencies have been placed in the contract. Contingencies are conditions you'll need to satisfy before the sale can close. The most common contingencies are related to inspection and financing. While you should accommodate any inspection or financing contingency that's placed in the contract, you may want to avoid offers that are contingent on the buyer first selling their current home, especially if you have a tight timeline. This contingency could cause significant delays in the closing timeline. If you'd like the process of selling your home to be as stress-free as possible, avoid making the mistakes mentioned above. Entrusting an experienced real estate agent to advise you and properly market your property is another way to ensure your home sale goes as smoothly as possible. Fun Summer Activity Ideas Summer is upon us! Warm weather and more free time make summer the perfect time for the whole family to take part in fun and exciting activities. Below are seven activity ideas you might enjoy. Have a Picnic Instead of staying cooped up in your home, enjoy the warm summer weather by having a picnic with your loved ones. All you need is a basket or cooler, a blanket, some tableware, and your favorite foods and beverages. Pick out a shady tree in your favorite park, or even your yard, and enjoy! Take Part in a Community Event The summer months are packed with local activities for you to enjoy. From music festivals to food fairs to charity races, there’s something for everyone. Scan the event calendar page of your city and county websites to see what’s scheduled in the months ahead. Got a favorite park/museum/restaurant? Try following them on social media to see upcoming events in your regular scroll. Go Camping The arrival of the summer means that temperatures are now warm enough to go camping. Camping gives you the chance to unplug from technology, sleep under the stars, and enjoy some s'mores. While s'mores can be made at home, there's nothing quite like roasting marshmallows over the fire while surrounded by nature. Play Mini Golf A simple yet fun activity that every family member can enjoy is mini golf. You don't need to be a skilled golfer to have a great round of golf, just plan a night of putt-putt with your friends or family and watch out for that windmill. Go Fishing If you enjoy fishing, consider getting the whole family involved. Pick your favorite body of water and make a day of it with snacks, drinks and a fishing story or two. Be sure to get the appropriate licenses for everyone in your group. Tip: when you go in the evening, the weather will be more pleasant, and the fish should bite more often. Make Homemade Ice Cream Almost nothing is more satisfying than eating cold ice cream on a hot day. Instead of buying a carton at the grocery store, take some time to make your own. There are many methods you can use to make ice cream. Having an ice cream maker makes it easiest, but you can also make it using a resealable plastic bag. Attend a Farmer's Market Summertime brings fresh seasonal produce, which makes it the perfect time to attend a local farmer's market. While you're there, look at the wide variety of local and fresh ingredients available to you. You can plan out a delicious meal that showcases your fresh ingredients, all while supporting your local growers and makers. Summer is the perfect season for taking part in countless outdoor activities. You can also take a road trip, host a BBQ in your backyard, or attend an outdoor concert. There's practically no limit to what you can do, so get out there and have fun! Book time to meet with me Featured Listings Paula's Website About Paula Higman Coldwell Banker Global Luxury © 2024 Paula Higman Real Estate All Rights Reserved. Paula Higman Real Estate, Coldwell Banker and the Coldwell Banker logos are trademarks. The Paula Higman Real Estate fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each brokerage independently owned and operated. This e-mail and any attachments are confidential. If you are not the intended recipient of this e-mail please immediately delete its contents and notify us. This email was checked for virus contamination before being sent - nevertheless, it is advisable to check for any contamination occurring during transmission. 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Building home equity gives you financial security

 

Whether you currently own a home or are thinking of purchasing one, you may be looking for ways to build equity. Home equity is the overall difference between the amount you owe on your mortgage loan and your home's market value. Home equity can be used to take out a loan, invest, build long term wealth or sell your home for more than you owe and keep the profit.

The equity you have access to will increase as you make payments that pay off your mortgage balance. It can also grow when your home's value increases. The following details five of the quickest ways to build home equity.

1. Make a Larger Down Payment
The simplest and quickest way to build equity in a home is to make a large down payment when you first buy the property. The down payment you make is immediate equity. Let's say that you're buying a home for $200,000. With a $10,000 down payment, you'll owe $190,000 on the mortgage and have $10,000 in equity.

If you can afford it, you could instead choose to make a down payment of $40,000, which means that you would owe $160,000 on the mortgage and have $40,000 in equity when you first move in. Keep in mind that a 20% down payment will also remove the private mortgage insurance requirements for conventional loans, which is an added benefit.

2. Make Mortgage Payments More Often
Only a percentage of the mortgage payment you make each month is put towards the principal of your house. The remainder of the payment goes towards interest and taxes. When you make additional payments or provide a payment that's higher than the minimum amount, you are putting more money toward the principal and increasing your equity.

3. Consider a 15-year Mortgage
If you take out a 15-year mortgage as opposed to a 30-year one, your monthly mortgage payments will be significantly larger. When you take this approach, you’ll be paying off more of the principal each month, which will help you build equity quicker. You'll also pay less interest over the course of the loan.

If you've already purchased your home, you could decide to refinance the mortgage loan, which would allow you to switch from a 30-year loan to a 15-year option and build equity faster. Make sure that you can afford the higher monthly payments before choosing this solution, and make sure you take current interest rates into account as well.

4. Invest in Home Improvement and Remodeling Projects
You can also build equity in your home by investing in home improvement and remodeling projects that will increase the home's value. The most popular renovations include kitchen and bathroom remodels. Make sure that you select projects that will get you the best return-on-investment (ROI). Reach out if you want to discuss projects with the highest ROI in our area.

5. Use Gifts and Windfalls
Consider building equity by using any gifts or windfalls you receive to pay down the balance of the loan. Do you receive birthday or holiday gift cards? If so, these can be converted to cash and added to your mortgage payment. The same is true of any inheritance you receive.

Building home equity gives you financial security and allows you to prepare for your future. By making a large down payment, paying more money each month, and improving the quality of your home, you can build equity relatively quickly.

What is an Assumable Mortgage?

An assumable mortgage allows a buyer to take over a seller’s home loan. Not all loans are assumable — typically just some FHA and VA loans are assumable.

An assumable mortgage is one that a buyer of a home can take over from the seller – often with lender approval – usually with little to no change in terms, especially interest rate. The buyer agrees to make all future payments on the loan as if they took out the original loan.

Advantages of Taking Over the Seller’s Loan

There are advantages for both the buyer and the seller when processing an assumable mortgage and taking over the seller’s loan, especially if the seller’s mortgage interest rate is much lower than the current market rates, or is lower than the rate the buyer might be able to get based on credit history.

If current market rates are at, say, 6 percent, but the buyer can assume the mortgage at a 4 percent rate, the buyer has immediate savings. View current mortgage rates on Zillow.

There are also fewer closing costs involved when one assumes a mortgage. This means savings for the buyer, but can also be valuable to a seller. If the buyer has to come up with fewer dollars to close on the home and the buyer scores a better interest rate, then there is a greater chance that the seller can make a deal closer to the fair market asking price.

The seller also benefits from using this as a marketing strategy for the home, because not all mortgages are assumable, and it could give the seller an upper hand compared to other homes on the market.

Disadvantages

A buyer who assumes a mortgage may have to take out a second mortgage or come to the table with a hefty amount of cash if the value of the home is greater than the mortgage that remains on the home.

For example, if the home is selling for $250,000 with a remaining mortgage of $100,000, then the buyer will need to come up with $150,000 to make up the difference. The buyer can do this by paying the rest in cash or taking out a loan for the difference.

If the buyer has to take out another loan, this could complicate matters as the two mortgage lenders may not want to cooperate. If the buyer defaults on either loan this could become a legal headache for the other lender. It might also not be contractually allowed in some cases. Taking out another loan also greatly reduces the benefit of having an assumable loan.

Release From Liability

A problem for the seller could arise if the paperwork is not processed in a way that clears the seller from responsibility for the loan.

If a seller remains tied to the mortgage and the buyer defaults on the assumed loan, then the seller is likely responsible for the mortgage payments or whatever the lender cannot recover. To avoid this scenario, the seller should only participate in an assumable mortgage if the seller can obtain a release from the mortgage holder that will clear them of any liability.

There are parties who participate in unauthorized assumable mortgages, without involving the lender. In such cases, the seller simply invites someone to move in and start making the mortgage payments, or have the buyer pay the seller monthly as one might with a landlord, while the seller remains the owner and continues to pay the mortgage. Such cases are not technically assumable mortgages, and are usually a bad deal for a seller, especially if the mortgage does not qualify as an assumable mortgage or if it has a “due upon sale” clause, or if the mortgage would become due if the home is no longer the primary residence of the mortgage holder. The possibilities all depend upon what is outlined in the mortgage contract, which is a legal document.

FHA and VA Assumable Loans

Loans insured by the Federal Housing Administration and VA loans guaranteed by the U.S. Department of Veterans Affairs are assumable. However, certain conditions need to be met.

VA loans closed before March 1, 1988, are assumable without conditions for the buyer. These are commonly referred to as freely assumable loans and no funding fee is assessed on these loans. It’s important to note that the seller of these loans can remain responsible for the mortgage if the buyer defaults on payments. It is strongly urged a veteran request a release of liability from the VA in these cases.  Also, this does not restore entitlement.  A veteran must request approval from the VA to have their entitlement restored to use on another VA loan.

It is not as likely that buyers will take on homes of this era as an assumable mortgage, mostly because many mortgages have been paid off already, or the amount remaining on the mortgage does not make it feasible. Mortgages remaining from the 1980s likely have double-digit interest rates that will not compare to the low rate one can get today.

For FHA loans and VA loans closed after the dates above, buyers will have to be approved by the lender, or the appropriate federal agency. For example, FHA has some stipulations on its loans, such as how long a person should have the home as their primary residence without facing a penalty. FHA also stipulates that the home is occupied by homeowners of a certain income level, or that the buyer – even the assumable borrower – meets certain creditworthiness standards.

For newer FHA loans, a buyer looking to assume the loan must meet FHA standards. In some instances, this is easy to do. Credit scores can be as low as 500 with a 10% down payment for example, for certain FHA programs. But typically FHA participating lenders want the score to be at least 620.

FHA may also deny the assumption if the buyer had a Chapter 7 bankruptcy filing within the past two years or a foreclosure in the past three years.

Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.

Contact Paula Higman today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.

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What is bracketing and why should Realtors do it?

What is bracketing and why should Realtors do it?  

The method of bracketing sales is the topic I wanted to focus on today. Bracketing refers to the method of choosing sales comparables that are both inferior and superior to the subject property in various features and characteristics. For example, you may want to compare the subject to recent sales that are both bigger and smaller in square footage than the subject, not just one or the other. In addition, you could choose sales that are inferior and superior in updating or features.

The logic behind choosing comparables that are superior and inferior lies in how adjustments are made to sales. If a sale is superior to the subject property a downward adjustment is made to the sale, and if a sale is inferior to the subject property an upward adjustment is made. So let’s say you have one sale with a fireplace, while the subject does not have this feature. If the fireplace is worth $2,000 you would subtract $2,000 from the sales price of the comparable. If you have two sales that are similar to the subject in all but the two different features, one being superior and the other inferior, you can estimate the value of the subject by adjusting for the differences. In a perfect world after you adjust up on one sale, and down on the other sale, the adjusted sale price for each one would be the same, and that would be the indicated value of the subject. This is not exactly the case in the real world so there is a range in “adjusted values”.

While I usually go into such in-depth analysis as an appraiser with specific dollar adjustments, performing a simplified qualitative analysis that looks at homes that are both inferior and superior can provide a decent value estimate of the home that is based on actual market sales activity, not all realtors do. By picking a sale that is superior to the subject you know what the high end of the range is, and the inferior sale would reflect the lower end of the range. This method also lends credibility to my team and provides sales information to the appraiser. By including sales that are above and below the list or contract price I cannot be accused of trying to influence the appraiser with only the high-price sales. 

If you have any real estate-related questions you can call me at 435.602.8228, email me, or connect with me on Facebook., Twitter, or Youtube.

Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.

Contact Paula Higman today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.

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Homestake development,

 

The planning commission already approved the Homestake development, which will create over 120 housing units in what ‘s now a parking lot behind the Kimball Arts Center and Boneyard Saloon. Homestake is a public-private partnership under which the developer is building on city land.

The commission was tasked last week with approving the development agreement so the project can proceed. But, several commissioners hesitated after getting new information about the Rocky Mountain Power substation next to the property.

The substation has come up in conversation throughout the project’s vetting by the city, particularly looking at electric and magnetic fields, or EMFs, that future residents could be exposed to.

A professional review of EMFs at the site found the readings to be “far below what is widely considered as harmful levels.”

However, a potential future voltage increase there has raised fresh concerns. Dave Gustafson, a project manager with the city’s engineering department, told the city council in February that the number of volts put through Rocky Mountain Power’s site could triple in the future.

“The approval was prior to that information," Frontero said at last week's meeting. "When that information was made available to me, I had some concerns.”

Commissioner Bill Johnson commended the developer, J. Fisher Companies, for researching the topic, but added that he was still uncomfortable.

“So while I don’t love it, they did a great job putting together a backup documentation that covers us somewhat," Johnson said. "I don’t like it, I don’t think it’s safe.”

Commissioner John Kenworthy said that in December, chair Laura Suesser refused to sign the final action letter on the project. That’s unusual; chairs sign such letters as a matter of procedure.

This week, Suesser recused herself from Wednesday’s discussion and did not respond to requests for comment.

The final action letter included in the development agreement is signed by chair pro tem Sarah Hall, who is second in command.

Hall didn’t express concerns about increased voltage when Kenworthy asked her about it at the most recent meeting.

“You don’t find any issue with the fact that we weren’t presented with the increase in the voltage?” Kenworthy asked. 

“Correct,” Hall replied.

Park City Municipal directed questions about the substation to Rocky Mountain Power. A spokesman for Rocky Mountain Power could not confirm that any voltage increase was going to happen at the Park City grid.

Commissioners said increased voltage could prompt more mitigation efforts by the developer, which could look like increased setbacks or infrastructure to serve as a buffer.

A majority of planning commissioners voted to delay a decision on the development until April, in order to do more research on EMFs. Hall and commissioner Christine Van Dine voted against the delay.

Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.

Contact Paula Higman today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.

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Are home sellers going on strike?

 

The U.S. housing market has entered into its peak annual spring season where buyers and sellers alike get serious about their moves. 

Only this year there's something off: Not a lot of homes are going up for sale.

According to Realtor.com (see chart below), only 349,284 U.S. homes were listed for sale in March 2023. That's below the 437,270 listed in March 2022—a period that was infamous for its tight supply—and far below the 478,100 listed in March 2019.

What's going on? 

See, if someone was eager to sell their home right now in search of a new property, they'd likely be exchanging their 2% or 3% mortgage rate—one of the biggest financial perks of the pandemic—in for a 6% mortgage rate. The idea of getting a substantially larger monthly mortgage payment has a lot of would-be buyers opting to stay put. Cue fewer homes coming onto the market.

To better understand the nuances of the spring 2023 market, let's take a closer look at the latest data.

View this interactive chart on Fortune.com

That said, this pullback in new listings isn't just felt on the supply side—it's also delivering a hit to the demand side. See, if a particular homeowner decides to hold off on trading up properties, it means there is one fewer home going on the market and one fewer buyer hitting the market.

The best way to describe the housing market over the past year is a fight between tight supply and deteriorated affordability.

So do buyers or sellers have the upper hand?

Unlike the new listing total (i.e. the number of homes going on the market in a given month), the active listing total (i.e. total inventory on the market) is a better indicator for the balance in a market at any given time.

At first glance, it might be easy to assume that active listings/inventory (see chart below) is simply a measurement of supply, however, it's also very much a measurement of demand. See, if buyers pull back, and homes sit on the market longer, that can increase inventory levels (currently up 59.9% on a year-over-year basis) even if new listings (currently down 20.1% on a year-over-year basis) decline.

What's active listings/inventory telling us right now? The fact that active listings/inventory continued to decline through March suggests that sellers are once again gaining power over buyers. At least relative to the second half of 2022, when inventory was on a somewhat speedy uptick (more on that below).

View this interactive chart on Fortune.com

While buyers have seen an increase in power relative to the frenzied spring 2022 market, it doesn't mean we've shifted into a buyers' market. One of the reasons is, after all, this inventory jump hasn't taken us back to a balanced market.

In fact, we're far below pre-pandemic inventory levels: The 562,565 active listings on Realtor.com in March 2023 were 49.5% below the 1.1 million active listings in March 2019.

View this interactive chart on Fortune.com

In theory, a market with inventory above pre-pandemic levels has seen the power dynamic shift dramatically in buyers' favor. Markets with inventory levels far below pre-pandemic levels, on the other hand, have seen less of a dramatic shift.

The searchable chart below provides active listings/inventory data for the nation's 400 largest housing markets.

View this interactive chart on Fortune.com

Among the country's 400 largest housing markets, just 14 are back to pre-pandemic (i.e., 2019) inventory levels. That includes overheated markets like Idaho Falls and Logan, Utah. Meanwhile, 386 major markets are still below 2019 inventory levels.

Regardless of price point, our team is united in their efforts to support the client, support each other, and get the job done in the best way possible. Paula Higman Real Estate is a unique team of talented and diverse individuals with a passion for success and client satisfaction.

Contact Paula Higman Real Estate today and let us take this journey with you to marketing and selling your home for the best value, to the biggest luxury real estate market out there.

 

Insure that you have the best representation when buying and/or selling in Park City. Contact Paula Higman Real Estate Park City at 435-602-8228 For a property tour and more information about Heber City and the surrounding areas.

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