Archive for May, 2009
Know Coal…or NO COAL! May 5th, 2009
There was a Know Coal Meeting at the Palmer Depot today.
I had wanted to attend to find out more about their goals but I was at a Board of Equalization meeting. I stopped by and talked to Penny Nixon above and fellow Realtor Reggie Belden below who were with a group picketing outside.
I don’t know if it was overtly political, but there was obviously a different crowd inside as opposed to outside as was evident from more than a few bumper stickers.
I’m really not up on this subject and I’m certainly not opposed to alternative energy as evident by my previous post here. But also, I am open to all energy alternatives, even coal.
Someone once told me that the stone age didn’t end because we ran out of stones. The hydro-carbon age won’t end because we run out of oil, either. It will end because we find a better way to produce and use energy. We should all keep open minds about energy…use it, but also think of ways to produce cheaper, cleaner energy.
If alternative energy isn’t cheaper, it isn’t going to be used. Sometimes I wonder if the alternative energy zealots want to make it relatively less expensive by driving up the cost of conventional energy production. Coal is obviously an inexpensive way to produce and store energy, but it may have other expenses that are too costly. I’m still in open-mind mode on this question.
Wasilla Real Estate Monday Morning Market Memo May 4th, 2009
Wasilla and Palmer and the Mat-Su Valley Real Estate Statistics.
Here are the real estate statistics for the week of April 28-May 4, 2009. These are for single-family homes in the whole Matanuska-Susitna Borough.
|
|
Average Price | Median Price | DOM | |
| New | 48 | $247,418 | $225,000 | . |
| Total Active | 795 | $284,470 | $239,000 | 137 |
| Pending | 24 | $207,800 | $202,500 | 104 |
| Closed | 29 | $247,224 | $205,000 | 76 |
Last week I predicted that the total inventory would remain above 800 for the summer. It’s 795 today. That shows how my crystal ball is working.
The market is much more active than it was a couple months ago.
Interest rates, rebates, and a relatively health economy, (so far), in Alaska is keeping houses moving. It’s about an even market between sellers and buyers. The higher price ranges are more of a buyers market while the lower price ranges still often see multiple offers. I was in a multiple offer situation just last week on a house in the $190K price range.
This representation is based in whole or in part on data supplied by, and to, the subscribers of Alaska Multiple Listing Service, Inc. (AK MLS, Inc.). AK MLS, Inc. does not guarantee nor is it in any way responsible for its accuracy. Data maintained by AK MLS, Inc. is for its own use and may not reflect all real estate activity in the market.
Quality Under Construction May 2nd, 2009
This home is being built by Ron Kuzina and his son Ron Jr. These builders build quality homes for very competitive prices. I will be documenting this home as it goes up. Check back often to see the progress.
The photo to the left,, was taken on 6/1/2009. This will be a Five Star Plus energy rated home that will qualify for the $7,500 AHFC Energy Rebate, assuming the state still has money in that pot when you apply for it. If someone writes a contract on this home now they can reserve the money for themselves at closing and not risk losing it by waiting.
This home has triple pane Northerm Windows, shoulder trusses for extra insulation, super sealed vapor barrier, a fireplace with a custom hearth, arches, vaulted ceilings with scissors trusses and lots more.
Click on the photos below to expand. Price is $245,000. It is a 1,585 square foot home on 1.6 acres. Click here to see more. If this home doesn't meet your needs, Ron Kuzina has several more lots, some with views on which he can build a larger or smaller home. Just call me with questions...907 232-7900. I am also representing another similar builder, Pacific North Construction, who builds quality homes in competitive price ranges. His $195,000 home is under construction as well and you can watch it go up as well.
May 8
May 8
May 8
Videos of construction: April 29, 2009 , May 4, 2009, May 7, 2009, May 11, 2009
May 18, 2009May 28, 2009June 1, 2009
How To Appeal Your Property Taxes May 1st, 2009
The Matanuska-Susitna Borough assesses all the property in the borough every year.
The borough is supposed to determine the full and true value of the property and then tax it at that value. In real estate the definition of the full and true value of any property is determined by an arms-length transaction between a willing buyer and a willing seller. Since your property probably didn’t sell last year the borough has to estimate the value using appraisal methods.
If you feel that the borough has appraised your property incorrectly you have the ability to appeal it. Your appeal must be done before March 31 of each year. There are certain rare instances in which the borough will allow you to make an appeal slightly late, but generally if you don’t appeal before March 31 you will need to wait until next year.
To file an appeal, go down to the borough building at 350 E Dahlia in Palmer and pick up the paperwork in the assessment division. You will need to tell why you feel the borough is incorrect in their assessment. An important question to ask yourself is this, “Could I sell the property for the amount that the borough says it’s worth?”. If you can sell your property for that amount, then the borough is not too high on your assessment.
The borough appraisers walk a tight rope between their responsibility to assess your property at its full value, and keeping property owners from appealing their taxes enmasse. They generally try to be a little conservative in their valuations because they don’t want to fight every property owner about the tax value.
However, occasionally the borough is wrong on their valuation. If you feel they are wrong, you may appeal.
You will first appeal to the assessment division itself. If you have a real good case the appraiser will usually make an immediate adjustment to lower your value. Sometimes you will want the appraiser to come out to your property to look it over in detail. Occasionally you might tell the borough something they didn’t know about your property and they will raise your value.
If you aren’t satisfied with your results, you can appeal to the Board of Equalization. I currently serve on this board. It is made up of citizens in the borough that have some expertise in property values. These people can be appraisers, real estate professionals, real estate lawyers, developers and so forth. The people on the board are supposed to listen to your case and listen to the borough’s case and then make a decision.
Often the board will find in the private citizen’s favor and lower the value. But often, even if the private citizen has a good case, they lose the appeal because they did not bring evidence to back them up.
You absolutely have to bring evidence.
Without evidence the board only has the evidence brought by the borough and that is all they can consider. It doesn’t matter how much they believe you are right, there needs to be something to go on.
The best evidence is a recent appraisal. If you don’t have a recent appraisal then you should get recent sold comparable properties. These need to be good comparables. If your home is a new 2,000 square foot two story home in Palmer the selling price of a 20 year old 1,500 square foot one story home in Big Lake won’t help you. The more similar the comparable properties the better.
Another thing you can do is find similar homes to yours that are assessed by the borough a vastly different values. There may be a good reason for the difference, but if there isn’t then you can say you aren’t being treated equally.
If the borough is assessing your property incorrectly you can appeal based on an improper assessment. Perhaps they think your house is finished on the inside when it is nothing but bare studs and a plywood floor. Or, sometimes a part of a house will be unlivable for some reason but the borough is assessing it as livable.
There have been cases where a homeowner has had some environmental damage that would cost more to clean up than the property is worth. That property might be worth nothing. If it really is worth nothing, the board may agree with that valuation and reduce the property valuation and therefore the taxes to zero.
The most important thing is to realize that you have the ability to appeal your tax valuation. If you lose your appeal before the board of equalization you still have the ability to bring the case to court.
Bottom line, file your appeal before March 31 and bring evidence to support your case.
Marty Van Diest, Tele 907.232.7900 / marty[at]valleymarket[dot]com
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