Black Hills Home Heating Tips for Fall

When you step out the door of your Black Hills home, there’s no denying that fall is at your doorstep. It won’t be much longer before the temperatures start dipping down into freezing and your heating costs start to rise. Before that happens, here are some easy things you can do to keep heating costs under control.

Change that air filter. A clean air filter can lower your energy bills by 5% or more. Get off to a good start right off the bat by changing your air filter before using your heater for the first time. A dirty filter will make your heating system work harder and will definitely be noticed in your heating bill!

Keep the cold air out. Caulking your windows and weather-stripping your doors will keep the warm air in and the cold air out. Be sure to check the sliding doors and screen doors as well. When selling your home, potential buyers will be checking for drafts so this is a cheap fix to be sure that your home is in good shape.

Visit the attic. If you haven’t checked you attic is years, you may want to peek and make sure the insulation is in good shape. If you need to replace the insulation, it will be a cost upfront but will pay off helping to save hundreds off your heating bill each year.

Mother Nature is the best heater. You can naturally heat your home just by opening your curtains, blinds and shades during the day. The sun is the best source of heat and it’s free! Also, when selling your home, you will want to let in as much natural light as possible to show off the inside of your Black Hills home.

Install a programmable thermostat. With a programmable thermostat; you can program it so that while you are at work or vacation, the heat isn’t running needlessly. This will keep your heating costs down while saving energy.

Lower your thermostat setting. It’s a fact that your  heating costs could rise 4% to 6% for every degree you set your thermostat above 70 degrees in the winter. Rely on a pair of slippers, a sweater, and if you have one, your fireplace or pellet stove to keep the heat up in your house.

If you are planning to sell your home this winter, 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!

Landscaping your Black Hills Home for Energy Efficiency

You may be deciding how to landscape your new Black Hills home or how to add landscaping to make your home more attractive before selling it. Whatever your situation, you can use energy-efficient landscaping strategies to save on your yearly energy bill or to show potential buyers the added benefits of buying your home.

The best approach for South Dakota landscaping is to ensure that south-facing windows receive full sun during the winter while southern and western-facing windows receive adequate shade and no direct sunlight during the summer. You will also want to plant windbreaks around your property that can block our unforgiving winter winds.

The first step is indentifying your microclimate. This is the area that immediately surrounds your home. Nearby mountains, lakes and more immediate, shade, wind and moisture around your home can affect its microclimate.

Once you’ve determined your microclimate and mapped out where your windbreaks should be, the vulnerable sides of your home and the best types of plants that thrive in your area, you are ready to get started!

An effective windbreak helps to reduce heating costs during cold South Dakota months. There are several types of windbreaks depending on the direction your home faces and the logistics of where things are located around your home.

The first type of windbreak is to plant a row of trees and shrubs placed a certain distance from the house to reduce the chilling effects of our winter winds. The typical distance to plant this type of windbreak is 7 times the distance of the tree’s mature height to ensure the tree will not impede into the home.

Deciduous trees are ideal for letting sun through during the winter, while blocking it in the summer. Coniferous trees such as Black Hills spruce, ponderosa pine and eastern red cedar are ideal for year-round shade and blocking heavy winds.

Another type of windbreak consists of a variety of shrubs, vines and groundcover placed very close to the home. In the winter, this helps to insulate the house and prevent the snow from drifting against the side of the home. In the summer, it serves to shade the ground and pavement around your home helping to cool the air surrounding it.

Taking all of these things into consideration will improve your home’s energy efficiency and your curb appeal. Before you dig, call South Dakota One Call (811) to determine the location of any underground utilities around the 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!

Black Hill Events You Won’t Want to Miss

There’s never a dull moment in the Black Hills of South Dakota! Whether you own a Black Hills home or just use the region as your playground, you can always find something going on to please the whole family.

Take this weekend for instance, it’s Holy Terror Days in Keystone marking the end of the season. This year it falls September 6-8. For those of you wanting a brief history lesson, Holy Terror Days began in the late 1800’s as an Independence Day celebration, creating entertainment for the gold rush miners and their families. It was named after the Holy Terror Mine which at that time, had the richest gold claim in all of the southern Black Hills.

Today, it’s not only good old-fashioned town fun but also a great fundraiser to help those in need in the Keystone area community. Check out all the festivities which include the annual parade, an auction, a 4^th annual Ugly Truck Contest, and the always favorite “abuse of public officials event” (first throw shaving cream pies for $1 at ‘em, then help clean ‘em off by dunking them in the dunk tank). Lastly, top off the activities on Sunday with a downhill derby!

Ready to celebrate the 125^th birthday of Spearfish? The Birthday will end with a blast during the Grand Finale weekend September 13-15. There will be fun for the whole family with antique cars, sack races, scavenger hunt and stage entertainment. Bring a basket for the Family Picnic starting at noon but save room for a piece of birthday cake to be served in the afternoon!

Save your appetite for the Taste of Autumn BBQ Cook-Off Championships, September 20-21. Come out to support our local BBQ experts. Enjoy some family fun on Friday evening with food, live music and refreshments. Taste of Autumn People’s Choice Judging will take place on Friday evening and is open to the public. Saturday morning the BBQ event will get under way with judging taking place in the early afternoon followed by awards presentations at 4 pm. All proceeds from this event will benefit the Rec Youth & Family Scholarship Program.

Take some time to enjoy our end-of-summer activities in the area! 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!

Repairing Your Black Hills Home Before Listing

Often my clients, ready to sell their Black Hills home, call me to ask if they it will sell “as is” for the price they want. They are also armed with other questions such as, if not, what type of home improvements should be made, how much should they spend on repairs and can they put the repair cost in the asking price. I recently came across an article on The Huffington Post from Jack Guttentag, Professor of Finance at the Wharton School with some suggestions for would-be home sellers.

There are two common situations in which to make the fix before listing your home. The first is when there are many variables in determining the final cost of the repair. The best example of this is replacing a septic system where the final cost of the project is determined by many factors including the condition of the soil which can be beyond your control. If you have gotten the soil tested and it is good, the cost will be relatively low and the septic system will be worth replacing before listing your home.

The second situation is when you are sure the fix will be costly and you know the buyers may not be in a position to make the repair themselves or will opt for a home without extensive repairs needed. An experienced Realtor®, such as Integrity Realty, can help you determine how to set your selling price to help offset the cost of the repair.

You may want a pre-listing home inspection. Yes, this is typically done by the buyer during the transaction. However, if you are convinced there are multiple defects in the home and you are concerned about what may pop-up in the buyer inspection, having an inspection completed now will help you decide which repairs to complete before listing. It can also help in the negotiation process to arm yourself with the knowledge of what the repairs will cost, before the buyers start lowering the price.

The best way to make decisions about whether to fix it first or just sell “as is”, is to enlist the services of a real estate professional you can trust. 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!

Get the Best Mortgage Option for your Black Hills Home

Finding a great home in the Black Hills is the easy part – finding the right mortgage that fits your needs may be a bit more complicated. However, with some good planning and the right Realtor®, it doesn’t need to be overwhelming.

Listed below are some tips to help you find the perfect mortgage for your needs:

Get Pre-approved Early
You may think you do not need to get pre-approved if you aren’t buying for the next six months, but in reality, now is the perfect time to start the pre-approval process. Not only will you find out just how much you can afford, you’ll also discover any potential hassles and be able to address them before you find your dream home. If you’re a couple, file paperwork for both of you to give the lender a complete financial picture.

Stay with Fixed Rate Mortgages
Regardless of the hype you hear about ARM’s, fixed-rate mortgages are still the way to go. Rates remain near the historic lows we’ve seen in the recent past, and you’ll lock in that rate for the life of the loan. Adjustable-rate mortgages may seem like a better option in the short-term, but after the low-rate tease, they will increase with changes in the economy.

Consider the Terms of the Mortgage Loan
Lenders like to push 30 and 40-year mortgages showing off their lower monthly payments. Well of course!  The longer the loan, the more interest they will be pocketing from you! You can keep yourself from paying tens of thousands of dollars in interest by shortening the term of the loan to a 15 or 20-year mortgage loan.

Say No to PMI
The simplest way to make your mortgage work for you is to plan to make a down payment of at least 20%. You’ll most likely be exempt from private mortgage insurance (PMI), which protects the lender in case you default and increases your monthly payments without decreasing the amount you owe. It can really add up over time. If your down payment is less than 20% on the home you’re considering, have a look at some less expensive options. The money you save now may help you customize that home over time, giving you just what you wanted a little further down the road.

Of course, the best way to make the most of your Black Hills home buying options is to retain the services of an experienced Realtor® like Integrity Realty. 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!

Protect Your Black Hills Home from Severe Weather

Large Hail, high winds, thunderstorms, even a brief touch down by a tornado! In light of all this severe weather we’ve been having this summer, I felt compelled to write about preparing your Black Hills home to help prevent damage during the severe weather.

Your vegetable garden and trees aren’t the only things in danger from a sudden afternoon thunderstorm. According to the Insurance Information Institute, there was over $30 billion in U.S. property damage from 2009 through 2011 caused by thunderstorms.

Here are some tips to weatherproof your Black Hills property and home from severe weather:

1. Trim trees and remove loose or dead branches to keep these branches from breaking and ending up through a window.
2. Routinely inspect exterior caulking and wood for sign of wood rot. Recaulking and replacing storm damaged wood can save you from filing an insurance claim for repairs – and a hefty deductible.
3. Keep gutters and drains clear of leaves, twigs, and other debris. If the water cannot properly drain, it can back up causing costly repairs down the road.
4. Inspect your roof for loose shingles. Taking care of loose or damaged shingles before the storm can stop major leaks and damage inside your home.
5. Once you get that warning a storm is on its way, move all your trash cans, patio furniture, kids play equipment and other loose items into a shed or garage. If you have a pool, make sure the cover is securely fastened.

Understand that not all storm damage can be avoided. Once the storm passes, be sure to assess any property damage as soon as possible. Most damage can be repaired by you, but if there’s any major damage you will want to report it to your agent immediately.

One of the best tips is to be familiar with your homeowners insurance policy and which coverage is provided. Speak to your agent at least annually to make any necessary changes to your policy and know which severe weather situations are covered by your policy. Typically, standard homeowner insurance policies cover losses due to windstorm, hail, tornado and similar weather.

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!

Summer Selling Tips for your Rapid City Home

Selling your Rapid City home in the summer can be a little more difficult than other seasons.  The heat we’ve had in July can drive buyers from looking, and instead they are focusing on their summer tasks at hand; vacationing, summer type activities and keeping their kids occupied while out of school.

If you look at the numbers throughout the nation, summer ranks a meager third place behind spring and fall in the best times to sell a home. However, the Black Hills area has the advantage of folks looking for investment or vacation homes!

Here are some “out of the box” tips to attract and impress summertime buyers who are looking for a great Rapid City home:

Boost Curb Appeal
Grass grows faster in the summer so you will need to mow twice a week to keep it neat and always looking trim.  For added dimension and curb appeal, mow the lawn on the diagonal every other time you cut your lawn. Make sure to plant pops of color within the landscape to bring buyers in and show how well your home is taken care of.

Summer Inspired Accents
Whites and blues are great summer colors; white is a pure summer color while vivid blues create a calming effect.  Use these bright summer hues with accent pillows, throw rugs and accessories to brighten your indoor and outdoor spaces.

Contrast with Metals
Metals are summery and don’t be afraid to use them … all of them – gold, silver, pewter – no matter, mix them all with your vases, mirrors, frames, hanging planters and even garden gnomes. Powdered metals do not get hot in the outdoor sun and can be a great option for outdoor spaces.

Welcome in the Light
Now is the time to throw back those window coverings and let in all that glorious sunlight and beautiful nature backdrop. Closed curtains or blinds will make your rooms appear smaller and darker so make sure all are open while showing your home.

Stay Natural with Scents
Keep clear from strong air fresheners that can overwhelm sensitive noses and those with allergies.  Try some simple cinnamon sticks, fresh baked cookies or even some cut lemons with water to give a subtle fresh home smell.

Long Summer Days Mean Being Flexible
Summer means longer days and daylight till almost bedtime.  You may find that buyers prefer to view homes in twilight hours when temperatures drop. They can request to view your home after dinner or on a Friday afternoon when it’s a good reason to leave work early. Try to be flexible in your viewing hours and have a quick plan for the entire family to do some quick clean-up to always be prepared.

Keep Buyers Comfortable
Circulate the air in your home even if you have to use fans.  Walking into a hot and stuffy house is uncomfortable and does not make a good first impression. On the reverse, walking into a foyer just to instantly be frozen isn’t good either. Turn down the A/C just below your comfort zone so that potential buyers enjoy walking through your home and dread going back out into the heat.

If you are thinking of selling your Rapid City 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!

Buying a Black Hills Vacation Home

The Black Hills of South Dakota is a perfect place for a vacation home! However, buying a vacation home is a very different experience than buying a primary residence. If you are trying to decide if a vacation home is the right investment for you – or if you have already decided to begin looking, here are some guidelines:

Vacation Home Versus Investment
When determining the features you want or need in a second home, you must first determine if this will truly be a “home away from home” or if this going to mainly be used for investment purposes. Typically a buyer’s wish-list for many convenience items will differ depending on the answer.

To Rent or Not to Rent
There is no wrong answer here! Just be sure to research how the property’s use may affect your financing options and taxes. While renting out your vacation home can provide additional income, renting it for more than a few weeks a year may change the classification of your home as an investment property; making it ineligible for full mortgage interest tax deductions. However, there potential benefits for rented vacation homes including deductions for property management and rental expenses. This is where utilizing a Realtor® with expertise in vacation home and investment properties can be invaluable to help you determine the best option for you.

Vacation Home or Future Primary Residence
When looking at vacation properties, one aspect to focus on is quality-of- life amenities for your family. Often times, a vacation home can eventually turn into your primary residence in later years so be sure it has the amenities you are desiring or it has the capabilities for them to be added when  desired. Look at your current home and list those items that you use in your regular day-to-day life and add them to your vacation home wish-list!

Consider Realistic Expenses
Consider all the expenses involved in each potential vacation home. Expenses include things such as garbage collection, snow removal, outdoor maintenance and clean-up, and yearly home maintenance. Now is the time to realistically to put these in your budget as well as if you want a property management company to assist.

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 on if 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!