5 Basic Repairs to Boost Your Black Hills Home to Sell

If you are going to take advantage of the great Black Hills housing market and sell your home this summer, inventory is increasing. In April, for-sale inventory in the US increased 4.1% from the previous month and we continue to see month-over-month increases.

This means that there’s more competition when selling your home this summer so be sure to make those little repairs you’ve meant to do, but never made a priority … until now.

Make sure your home makes the top list for Black Hills buyer’s this summer.These 5 basic repairs will help prepare your Black Hills house for the pickiest of buyers:

Clear and Caulk Gutters
After the rains we’ve been having this summer, your gutters most likely need some attention. Clean the debris that’s accumulated in your gutters so that water has a clear path out and away from the home. Make sure to check for leaks, cracks and any other damages to repair. Re-caulk the gutter end caps so that leaking down the side of your home is avoided.

Queue Up Your Entrance
The entrance into your home is one of the first impressions for buyers. Buyers will notice signs of neglect with sagging screen doors and poorly maintained porches.

Make sure everything at the entrance is in good working order. If the screen door has seen better days, it’s best to install a new one or replace the screen part. Check for any missing or corroded hinge screws and make sure the screen closes properly on its own.

A fresh coat of paint on the front door with newly installed handles and locks goes a long way towards making a great first impression. Freshly potted flowers and a nicely swept porch make potential buyers want to enter and see the rest of the home.

Repair Holes and Freshen Paint
Repairing all the nail holes throughout the house and giving all the tired walls a fresh coat of neutral color paint will bring new life into your Black Hills house. Not only will it make the home look newer, it will make it look cleaner and brighter as well. These are things buyers notice immediately and will appreciate as it’s one less thing for them to do upon moving in.

Renew those Baseboards
Scratched and beat-up baseboards can detract buyers from seeing all the good things your home has to offer. The first step is cleaning all the smudges and dust from those baseboards. Then you can fill in any dents and deep gouges with spackle. Finally, painting all the baseboards throughout the home with an eggshell finish can really go a long way in making the home look crisp and clean.

Bring New Life to Cabinets
Not looking to completely replace those worn out cabinets? You can quickly improve the look of your cabinets with an application of products that are made to even-out the surface color and blend scratches. If you want to take it a step further, new knobs and handles can help to give the allusion that your cabinets are newer and will give the rooms a modern, updated look.

Whether you are looking for a year-around home, land, investment or vacation home, our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. Contact Jim Peterson at (605) 574-4444 or June Johnson at (605) 786-7356, or email usto discuss how we can help you with all your real estate needs. Our office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – ours are always open for your convenience!

 

Protect Your Black Hills Home from Severe Summer Weather

South Dakota is no stranger to severe weather in all seasons. However, our summer weather can rapidly produce powerful storms at a moment’s notice and cause damage to your home. Because of this, it’s important to have your Black Hills home as ready as possible.

Although, you cannot ever be fully prepared to face tennis size hail balls or tornados or flooding rains, you can take some necessary precautions to protect your property and perhaps help to minimize or limit damage.

Routinely clean your gutters. Clogged gutters can back up the water and cause damage to your siding and foundation.

Keep those tree branches under control. Tree limbs can be very dangerous to the area around them especially in high winds. Make sure to routinely trim off tree limbs that could cause damage such as dead branches or diseased limbs that can easily be ripped off and come through your windows or roof.

Sump pumps come to life during storms. That’s not when you want to realize yours isn’t working properly. You should check it at least once a year, and ideally perform several checks during heavy storm seasons.

Be prepared to board up your home if necessary. It’s a good idea to have extra materials on hand in case you ever need to quickly board up your windows and weak points in your home. Materials to keep together include wooden boards, tools and screws, and filled & stacked sand bags. Keeping these handy can help you to secure your home and avoid major damage.

Secure your outdoor structures. If you have a shed or doghouse on your property, tie them down with the help of two or three tie-down cables moored to the ground. You need only a few cables and stakes to secure them and the expense versus the effectiveness is well worth it!

Designate a protected place to store outdoor furniture. Tree branches and outdoor furniture can become airborne in the event of high winds. It’s imperative to have a place where you can store all your potted plants and outdoor furniture such as a garage or tied-down shed.

In between storms, periodically check and repair leaks. Check for dark spots under pipes inside cabinets, stains on ceilings, toilets that rock and any type of drips at faucets. Also inspect your roof and repair any missing, loose or damaged shingles.

Review your homeowner’s insurance policy annually to make sure there’s sufficient coverage to protect the investment you’ve made in your home. Make temporary repairs after the storm but report any major property damage to your insurance agent or company immediately.

If you are looking to downsize your Rapid City home, upsize to accommodate your growing family or are ready to buy a Custer vacation property, I’d love to talk with you. Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. Contact me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Successfully Buy or Sell a Second Black Hills Home from Afar

There’s a good portion of the Black Hills population that is made up of second homeowners.This is truly a great place to have a vacation home for both winter and summer activities! If you’ve been contemplating a vacation home, or if you’re ready to sell the Black Hills home you already own, you needn’t be worried about how to do that from another state. Here are some tips to help you on your way.

The first and most important thing to do is to retain the services of a professional Realtor® who is an expert in the area. Do a bit of research to find a person with whom you can form a solid working relationship and you feel comfortable with. Referrals from other out-of-state buyers and local homeowners are a great way to find a trusted agent.

While interviewing agents, be sure to find out specifically how they plan to work with you from a distance. The agent should be able to use both electronic and traditional ways of interacting with you. If you’re buying a Black Hills home, the agent should also be asking you very specific questions about the type of property, amount of land and specific areas where you want to purchase. They also should be educating you on the best communities to fit your needs and what to expect for each season in terms of weather and upkeep.

If you’re selling your home, the agent you choose should have access to reliable contractors to make any repairs that the home needs, and also to stage it so that it looks its best for showings. Make sure you have a plan for regular, frequent updates about the progress of your listing.

Any agent worth using will also be able to help you through the closing process with a reliable closing provider. You may want to ask for this up front so that you can do a little homework of your own before that time comes.

Our team at Integrity Realty has over 15 years of experience with second homeowners and a love & respect for our South Dakota land. Call me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Invest in a Black Hills Vacation Home

As the housing market is heating up, you may be considering buying a Black Hills home that can be used for vacations, rental income, investment, or as an eventual retirement residence. If it’s financially viable, the purchase of a second home can be a great investment opportunity.

Current tax laws offer several tax breaks that can help make owning a second home more affordable. Different tax rules apply depending on how you’ll be using the property so be sure to check with a tax specialist for details. They can also determine the most favorable ownership strategy.

The following are some basic guidelines for the difference between a rental investment and a second residence home.

Rental Income
Tax rules can be more complicated if you rent out the property. Rules are based on the number of days you rent out the home versus how much you use the home for personal use. There are three categories into which you may fall.

• Renting out the home for 14 days or less. If you rent out your home to another party for 14 nights or less per year, you do not have to report that income to the IRS no matter the rental fee. Since this is still considered a personal residence, you can also deduct mortgage interest and property taxes under the standard second-home rules.
• Using the property for personal use for more than 14 days or 10% of the total days the home is rented. If you use the property for more than 14 days, or more than 10% of rental nights, the property is considered a personal residence and the rental loss cannot be deducted. Family members staying in the home for an extended amount of time cannot be viewed as renters unless you are collecting a fair rental price.
• Renting the property for 15 days or more and using it less than 14 days or 10% of days for personal use. In this situation, this home is considered a true rental property and the activities to the home are viewed as a business. You must report all rental income to the IRS. You can deduct rental expenses including mortgage interest, property taxes, insurance, fees to property managers, utilities and 50% of depreciation. You will want to consult a tax expert for all rules and deductions to ensure full disclosure.

Personal Use
If you are planning to use your second home purely for a vacation home, you can deduct mortgage interest the same way you would for your primary residence. You can also deduct property taxes on this second home as well as interest paid up to $1.1 million of debt secured by both homes. However, all costs associated with utilities, maintenance and insurance are treated the same as they are for your primary residence; that’s to say they cannot be used as write-off’s, with the exception of a home office.

Rapid City, Hill City, Black Hills and surrounding areas…all great places for vacation homes no matter the season. If you are ready to buy a vacation or investment property; or just have questions whether it’s the right choice for you – I’d love to talk with you.

Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. Contact me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Sunset Creek ~ A Premier Development Within Hill City

Looking for a new Black Hills home with the small-town appeal of Hill City, backed against Forest Service Land, and an easy commute into the larger area of Rapid City? Sunset Creek Development by Black Hills Tradition is your ideal home.

Developer, Jim Peterson, has ensured custom country living while allowing you to bring in your own custom builder; with approval by the developer. Protective covenants have been put into place by Black Hills Traditions to allow orderly management and protect the integrity of the community.

This custom community features lots of 1/3 of an acre up to 7/10 of an acre that are already set with city water & sewer, underground electric, and communication services contained in a mountain meadow setting.

It is located within the city limits of Hill City where you will find shops, boutiques, restaurants, health services, museums and all the conveniences of everyday living.

The Michelson Trail runs right through the development and with an abundance of green space and walking paths, there is ample opportunity to get out and enjoy the land around you. You can also enjoy Custer State Park, Mt. Rushmore, Crazy Horse Memorial, Pactola Reservoir, and Deerfield Lake, all within an easy drive.

For those looking to live within a green development, Sunset Creek definitely meets those standards. Environmentally friendly practices have been put into place to protect the land within the development such as an innovative drainage system to control runoff and protect the soil and the use of no street lights to protect that gorgeous night sky.

Sunset Creek is set for planned unit zoning with single-family residences, townhomes, duplexes, triplexes and fourplexes. If it’s a vacation home you are looking for, this development also allows for vacation home rentals so that rental income is a possibility when you are not here to enjoy.

You will be impressed with the quality of life found in Sunset Creek Development. If you would like to experience the potential of what Sunset Creek has to offer, contact Jim Peterson today!

Jim can be reached at (605) 391-8373 or email him for more information. Jim or June Johnson can also be reached at the office of Integrity Realty Team at (605) 574-4444. We would love the opportunity to discuss the lots still available within Sunset Creek Development. Email us today and we’ll help you with all your real estate needs.

Don’t Let Odors Scare Off Black Hills Home Buyers

That season is upon us – tourist season where people are looking to buy great vacation homes in the Black Hills! If you have a home you’ll be listing this spring or summer, you may have some residual odors in the house from any renters that had been in there previously.

Odors are one of the many things home buyers notice as they walk into a home, especially a vacation home that may have been vacant off and on. As a seller, you need to identify and remediate those odors before prospective buyers even enter the property.

Unfortunately, it’s not always easy to identify familiar smells that may be problematic, especially if this is your main home.

Here are some tips to wipe out two common offenders before listing.

Remove Traces of Pet Odor
This is a common source of an offensive odor that is difficult to remove. If it’s from other visitors who have stayed at the house in the past, the pet will obviously be removed leaving you free to take on the task of getting rid of the smell. If you are the main occupier of the home, you may want to board your pet elsewhere for awhile until the home sells.

Cat urine, among the worst of all bad smells, can seep into carpet fibers, carpet padding and wood flooring. It can also be embedded in the furniture cushions, curtains and pillows. If budget allows, it may be of interest to remove the carpet and pad, seal the floor and install new carpet and padding.

A good, deep cleaning of the carpet and furniture by a professional carpet cleaner may remedy the situation based on the severity. Just keep in mind that any humidity will raise the odor from the padding and floor beneath.

Wiping Out Smoke
Cigarette smoke can cling to furnishings, curtains and other window coverings and even work its way inside the walls of your home. There are some good topically applied solutions to help alleviate the stench. However, more effective methods include an ozone generator, hydroxyl generator or air scrubber. All of these have been found to work well in absorbing the odor. When all else fails, replacing carpet and other fabric items after a good cleaning by a professional may be well worth the investment.

Recruit a Virgin Sniffer
One of the best ways to find out whether your home smells decent is to ask someone who doesn’t live there or visit often. A friend, a neighbor or even the agent selling your home are all good choices. Not everyone will be honest, even if they’re willing to offer to be helpful, so recruiting more than one may be useful.

I am a local expert in the Black Hills region and can help you sell your vacation home. Call me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience in selling your Black Hills Vacation Home. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Seven Great Tips to Keep Your Black Hills Home Tidy

When selling your Black Hills home, you may go into “panic mode” for having to have your house as tidy as possible at all times. Keeping a presentable facade and being flexible in showing your home doesn’t have to be time consuming or stressful. With a little planning and discipline, you can be show-ready when you get the call that a buyer wants to view your home.

Here are seven great tips to keeping your home organized and looking presentable at a moment’s notice:

1. Set up an area for your necessities. Set aside one section of your home as headquarters for your keys, cell phone chargers, lists, etc. If you have a niche on your kitchen counter area, set aside room there. However, a table in the entryway or office can work as well. Use drawers to store items out of sight and make sure everything has its own place.
2. Plan Ahead. More often than not, potential buyers want to see your home on their schedule, and many times that means after work and around dinner time. Planning ahead for easy-to-make and low-mess dinners will help to keep kitchen clean-up to a minimum. If you have a lot of foot traffic into your home, premade meals may help to alleviate stress and maximize the time you have to sit and enjoy dinner with your family.
3. Stick to a schedule. Dust on Monday, mop on Tuesday, deep clean the bathroom on Wednesday, etc. If you do these tasks a little at a time, you’ll end up only needing to de-clutter before potential buyer’s come into the home. Make sure to recruit the whole family in helping you clean the house; you’ll have more time for extracurricular activities if everyone pitches in.
4. Put everything in its place. Items such as backpacks, jackets, umbrellas, shoes and keys should all go in the same spot when you return home each night. Not only is this a good habit for the kids to get into, but it will also help to make the home look less cluttered when buyers come in.
5. Utilize shelving. It’s always a good idea to get rid of, or pack up, what you don’t need so that your house looks less cluttered. However, if you still run out of space to store items, start thinking vertically. Closet organizers can be a great benefit to your house and help to show off all the room you do have in the home.
6. Don’t procrastinate. Clean and organize as you go. If you have ten minutes until dinner is done, empty the dishwasher or throw in a load of laundry. Keep household cleansers within reach so you can sanitize the kitchen counter as soon as you finish cooking or quickly wipe down the bathroom sink or toilet in anticipation for guests.
7. Make technology work for you. If you’re a tech-savvy smartphone user, check out apps that can help you save time and stay organized. Using apps for grocery lists, reminders and to-do’s help to keep your house free from additional paper that can start to clutter areas in your home.

If you are thinking of selling your Black Hills home, you should know exactly what it’s worth before making such an important decision.  At Integrity Realty, we determine the value of Black Hills area homes daily. I’d love to talk with you about giving you a Comparative Market Analysis of your home to determine the best course of action for you.

Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. Contact me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Saving to Buy Your First Black Hills Home

Have you made up your mind that this is the year to buy your first Black Hills home? Now that the holidays are over, it’s a great time to buckle down and save for a down payment. As the housing market recovers and you continue to juggle other living expenses like rent, car payments and even credit card debt, it can seem like a daunting task.

Tightening up your pocket book and following these tips can help you achieve your goals of a new Black Hills home.

Open a dedicated savings account. Keeping your “down payment saving account” separate from your other accounts can help to keep track of your progress and becomes less tempted to access for those spontaneous purchases. Setting up an automatic deposit with a set amount each paycheck, or month, can help make it easier. There’s something to that old adage, “out of sight, out of mind.”

As your savings grows, you might want to transfer the funds into a money market savings or a certificate of deposit (CD). These types of accounts enable you to earn a better interest rate, further adding to the home fund. Be careful to be aware of your timeframe so that you do not enter unknowingly into an account that may penalize you for early withdrawals.

Investigate all your loan options. Most conventional mortgages require a down payment of 20% of the purchase price. However, there are some FHA loans requiring a lower down payment and the government backs these loans, which include most closing costs and fees. Because the FHA insures the mortgage, lenders are often willing to adjust terms to make loan qualifications possible. If you have a history of credit problems such as a bankruptcy or foreclosure, an FHA loan may be worth looking into. Your Realtor® can help you look at all your options.

Tighten up your monthly budget. The first step is to write down everything you spend in a month; everything! Those coffee runs, bills, groceries, dining out, etc. Then look to see where you can trim and save. Keep in mind that the payoff of a new Black Hills home is well worth cutting back non-essential expenses like dining out, concerts, and yes, even that daily cup of joe from your favorite coffee shop!

Try to negotiate lower rates on things like car insurance or phone plans and you may even contemplate moving into a smaller place that charges less rent if you can swing it. Take a look at your debt load and consider consolidating credit card debt to one card that charges lower interest.

Look to borrow from your retirement. While it’s not encouraged to take money out of retirement funds, if you are a first-time homebuyer, you are allowed to withdraw up to $10,000 from individual retirement accounts (IRA) without penalty. If you have a 401(k) plan, you may be able to borrow up to half of your vested balance, up to $50,000, or some plans allow for a hardship distribution. Please see your investment professional to determine if this is the best course of action for you and regulations on repayment with interest.

Improve your credit score. While saving for your down payment, be conscience about improving your credit score. A stronger credit score will help you secure a better interest rate when the time comes to get that pre-approval and start looking for your new home.

I am a local expert in the Black Hills region and can help you buy your first Black Hills home. Call me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience in selling your Black Hills Home. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Enjoy the Black Hills Any Time of Year – February is No Exception

You may think that the Black Hills region is just for summer fun but that couldn’t be farther from the truth. Locals who live here year-around know that there is something for everyone no matter the season.  If you are thinking of investing in a Black Hills vacation home, now is a great time to buy! Rest assured, you will have plenty of reasons to visit each season!

February has some great events in Rapid City and Hill City that you won’t want to miss.

Black Hills Stock Show & Rodeo
The Black Hills Stock Show & Rodeo ® is the second largest event in the state of South Dakota following the Sturgis Motorcycle Rally. It’s a 10-day event ending February 9, 2014 and is anticipated to host 331,000 people.

This PRCA rodeo has been nominated 15 times as PRCA’s “Large Indoor Rodeo of the Year”, winning this award twice! It promises a good time for the whole family!

The stock show features over 96 different agriculture oriented events such as the Ranch Rodeo, Bronc Match, and Sheep Dog Trials. There will also be nearly 300 vendors during the tradeshow selling everything from fine arts to front-loaders. Kids can enjoy some one-on-one time with a variety of animals in the Barnyard Petting Zoo. You can also round off the night with a concert featuring Chancey Williams and the Younger Brother with Dirty Word.

The Black Hills Stock Show & Rodeo is held at the James Kjerstad Event Center on the Central States Fairgrounds & Rushmore Plaza Civic Center in Rapid City. Check out their Event Calendar to plan a full day at this great event!

Main Street Square Ice Skating
There’s something about ice-skating in an outdoor rink and enjoying a cup of hot cocoa that brings you back to a simpler time. Whether it’s family time, bringing a date, or purely just an outing with friends, you will be sure to find fun at the Main Street Square Rink.

The rink is located at Main Street Square – 512 Main Street – Rapid City and is open till February 22, 2014. Hours may vary so be sure to check out their website for hours and rates.

Black Hills Photography Club Exhibit
If the arts and activities inside are more your speed, check out the Black Hills Photography Club Exhibit. It supports the photographic arts throughout the Black Hills region. The exhibit showcases over 100 artists with skill levels ranging from novice through Master Photographer.

The exhibit runs through February 24, 2014 in the event room at the Prairie Berry Winery in Hill City.  Make it a date and stay for dinner or appetizers from Prairie Berry’s Kitchen while you enjoy some art. Pieces are available for purchase as well.

Whether you are looking for a year-around home, land, investment or vacation home, our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. Contact me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!

Get Smart Before Listing Your Black Hills Home

If you’ve decided to sell your Black Hills home, there are some ways you can start off on the right foot to work as a team with your Realtor® to help position your home the best way possible. Sure, your agent is the expert in marketing your home but giving them some pertinent information up front can go a long way in getting your home listed and sold quickly.

Know what your home is worth. Integrity Realty will offer a Comparative Market Analysis (CMA) of what your Black Hills home is worth. However, it’s smart to do a little digging yourself as to what your neighbor’s are selling for. Of course you have an emotional connection to your home, and sometimes these emotions can play a part in what you feel your listing price should be instead of going by the facts.

Know your bottom line before listing. It’s helpful for your Realtor® to know your bottom line in selling price. If you would rather keep that information to yourself, it’s still easy enough for you to get the payoff amount from your current mortgage lender so that you can determine whether to accept an offer or present a counter-offer.

Educate your Realtor® on updates and renovations. Many times the improvements and upgrades you have made while living in the home can be used to determine the listing price. In some cases, renovations can be worth more than what you initially invested, or at the very least can be used to highlight the home and make it stand out among the comparables.

Take care of any liens or disputes before listing your Black Hills home. Although any good real estate agent will ask, it’s important to do some research and find out if, in fact, there are any tax issues or any types of liens that may have been put on the house due to disputes or discrepancies with contractors or creditors. Your Realtor® may be able to help clear them up and resolve any issues that would come up in closing.

Make a flexible schedule for showings. Listing your home means showing your home to potential buyers. It’s important to have your home show-ready at all times and be as flexible as possible with your schedule. Take all occupants in your house into consideration; including your pets. Keeping those pets at a friend’s, neighbors, or doggy day-care may be worth it so that your home is available during the day while you’re at work. Pre-plan meals and have a “necessity bag” available just in case someone wants to see your home in the evening hours and you need to leave in a hurry.

At Integrity Realty, we determine the value of Black Hills area homes daily. I’d love to talk with you about giving you a Comparative Market Analysis of your home to determine the best course of action for you. Our expertise in the Black Hills or Rapid City markets will ensure you a stress-free experience. Contact me, Jim Peterson, at (605) 574-4444 or email me to discuss how I can help you with all your real estate needs. My office is in the heart of Hill City and as a tourist spot, restrooms are hard to find – mine are always open for your convenience!