Enjoy the Magic of the Holidays in the Black Hills

The holidays are upon us! In between all of the delicious food and family time, getting out and enjoying this time of year in South Dakota can add to that holiday spirit. We just wanted to share a couple of great events coming up for the whole family to enjoy.

Storybook Island is putting on their Christmas Nights of Lights now through December 26th through the 31st. Enjoy miles and miles of twinkling lights as you and your family take a stroll through the enchanting fairy tale sets. You can sip on some hot cocoa and visit with Santa himself! There may even be a reindeer sighting or two! Admission is just $2.

Another wonderful event is the Downtown Countdown taking place at Main Street Square December 31st from 1 pm to 8 pm. There will be ice skating, family entertainment, and free horse drawn carriage rides! This is all capped off by an amazing fireworks display at 7 pm.

All of us at Integrity Realty would like to wish you a warm and wonderful holiday and a happy new year!

I am a local expert in the Black Hills region and can help you sell your 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!

Happy Holidays!

Thanksgiving Thanks from Integrity Realty

I would like to wish everyone a very Happy Thanksgiving from Integrity Realty. I hope that you have a moment this busy weekend to take some time with friends and family and be thankful for the great things in your life and how your little, thoughtful actions may have a great positive impact on someone else.

I know that everyone probably knows this story but it’s one of my favorites! Enjoy!

There was once a wise man that used to go to the ocean to do his writing. He had a habit of walking on the beach before he began his work.

He was walking along the shore one day when he saw a human figure moving like a dancer. He smiled to himself as he didn’t think anybody would dance on the beach at this time of the day. Hence, he began to walk faster to try and catch up with the person.

As he got closer, he saw that the person was a young man and he wasn’t dancing. Instead, he was reaching down to pick up something on the beach every now and then before throwing it into the ocean very gently.

When the wise man got closer, he called out, “Good morning! What are you doing?” The young man looked up and replied, “Throwing starfish into the ocean.”

“Why are you throwing starfish into the ocean?”

“The sun is up and the tide is going down. If I don’t throw them in they’ll die.”

“There are miles and miles of beach and there are starfishes all along it. You can’t possibly make a difference!”

The young man listened politely. Then he bent down, picked up another starfish and threw it into the sea, past the breaking waves. He said, “It made a difference for that one.”

Each of us can make a difference to this world. Everybody is useful and it is just a matter of whether you want to make a difference.

A Black Hills Thanksgiving Day Thanks

I can’t think of anyone who doesn’t love Thanksgiving. Besides all the great food, it’s one of those holidays where we can just be happy for our friends and families and all of the wonderful things we enjoy here in Black Hills. Did you know that there are also real estate benefits to the holiday? Being thankful for what we have and taking stock of all that we already have gives us license to realize that our real estate position may be even better than we thought.

When we compare our homes to others without taking into consideration that fair appraisal, it lends itself to frustration with what we have. If your home fits your family needs, lifestyle and budget, you should count your blessings! If it’s time to sell your home, being in a realistic frame of mind can help market your home better because you’ll already know what great features to highlight in your home.

If you are looking to buy a new home in the next 6 months, be careful not to get caught up in the shopping frenzy that ensues the day after Thanksgiving. Running up debt could affect your mortgage application, or even affect the pre-approval you may have already received. What’s more, you are trying to de-clutter to show off your home, sell it and move, not add more to clean, organize, and hide before potential buyers come to view your home.

Make a list of realistic wants and needs before you start your home shopping. Those things that are merely “wishes” can probably be added later on when the urge to spend has passed.

Throughout the year I’m reminded how lucky I am to live in the Black Hill region and what wonderful friends my clients have become. I wish you a wonderful Thanksgiving! Email me or walk on in anytime to chat! You can also 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!

Tips for the Hill City First Time Home Buyer

One of life’s milestones is buying your first Hill City home and with home prices still affordable in the Black Hills region … now is the perfect time to buy. However, it’s really easy to get caught up in the excitement of buying your first home and, in that excitement; many homebuyer’s make some common mistakes.

These mistakes can easily be avoided by preparing and getting smart even before your house hunt begins.

Pre-Approval is key. You may have already computed your debt-to-income ratio and you already have a good idea about how much home you can afford. However, don’t assume that is the loan amount you will ultimately receive. Credit scores play a big role in loan approvals as well as other factors. Making sure you are pre-approved for a loan before shopping for a Hill City home will save time and stress.

Be careful not to get in over your head. While you may be able to afford the house on paper, make sure that you leave yourself some breathing room. Pushing yourself right to the limit will leave you highly exposed to changes in our economy or your personal finances in the future.

A life where all your family earnings go into the support and upkeep of your home is a frequent cause of family stress. Also, you may find yourself with a large beautiful home but with no extra cash to do any updating or additions to make it your own.

Don’t fall in the “perfect home” trap. Everyone’s idea of the perfect home is different. If you trap yourself into only looking at those homes with everything on your wish list, you will be severely limiting your options. It’s important to choose the things you are not willing to compromise on. These may include location, neighborhood, school district, or home size; things you cannot change. Remember, when it comes to personal preferences on additions and decorating, these can be added later.

Also, while you are waiting for that perfect home that meets all of your requirements, housing prices could be rising or mortgage rates going up, adding expense to your purchase. Instead, determine the most important of your needs and select a home that meets the majority of them.

Skipping inspection is not an option. Any good Realtor® will tell you to never skip the home inspection. By completely skipping a whole house inspection in order to save the relatively small amount of money involved is just crazy. Never use a friend or relative with limited experience to conduct the inspection either. You could be missing potentially expensive and even hazardous defects in the property. A whole home inspection protects you and your family from things unseen that could add up to thousands upon thousands of dollars in repairs or rebuilding later down the road.

If you are ready to buy your new home in the Black Hills Area, I’d love to talk with you. Whether you are interested in homes in Hill City, Custer homes for sale, or Rapid City new homes, we can give you the most comprehensive listings that meet your criteria. 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!

Achieve Financial Success Before Buying Your First Hill City Home

If you have decided that buying a Hill City home is your next big purchase but feel that you have too much debt to buy a home, don’t despair. There is a way out of your burden of debt. Becoming and staying debt-free will put you in a better position to find the home of your dreams and be able to comfortably make your new mortgage payment. 

There are many financial coaches and systems out there to show you how to achieve success. Here are some steps to help get a handle on your debt, relaxing your financial stress and ways to streamline those extra costs that add up each month:                  

Say Goodbye to High Interest Credit ~ Paying your high interest credit cards off first will save you money in the long run. Take the time to give your credit card companies a call to find out if you may qualify for lower interest rates. If possible, consolidate all the balances onto a single card; ideally, the one with the lowest rate.

Keep Accounts Current and Credit Score Good ~ Check your credit score at least once a year to ensure your credit score is good. If you have a low score, you can start to repair it by paying your bills on time. If you already have balances that have gone to collections, call the debtor and make payment arrangements that fit into your budget. Some level of payment, no matter the amount, is better than nothing.

Don’t  be too quick to close those cards ~ Closing credit card accounts can damage your credit-to-debt ratio, which is one of the key factors in determining your credit score. Also, closing an account can erase any good payment history you may have had, decrease your available credit and increase your debt ratio.

Track your monthly spending ~ This one may be a real eye opener to you! Many of us don’t realize where our money goes each month. It’s important to stick to this and for one entire month, record every dollar you spend. Categorize your spending such as, “groceries”, “clothing”, “automobile”, and “dining out”. You may be pleasantly surprised that there is room to cut expenses. Your morning coffee fix at the local coffee shop or your impulse buys online can all be reduced once you admit there’s a problem!

For those inevitable expenses such as gift giving, buy small, inexpensive items you know you will need even if it’s months ahead. Buying things on clearance now to use at a later date can save you money.

Lower your bills by conserving energy ~ Lowering your monthly household bills by turning off lights in unoccupied rooms, washing clothes in cold water and wearing a sweatshirt if you get a chill instead of turning on the heater can add up yearly to a lot of money. Also, on yearly renewals of your car insurance, make sure you are paying the best possible rates available.

Cash & Carry ~ This may seem hard in today’s age, but stop charging and switch to “cash and carry”. It’s all too easy to whip out a credit or debit card to pay for something. Instead, only carry cash and keep those credit cards at home. You will find yourself being much more aware of what you’re spending when you have to part with that hard-earned cash.

Save and SAVE some more ~ So you have taken my advice from above, you’ve cut back on the splurges and impulse spending and saved on household bills by conserving. All this doesn’t do much good unless you now take that savings and SAVE IT! Decide how much you can save from each check, even if it’s just $50, and immediately put it into savings. Some banks will even do a transfer withdrawal bi-monthly from your checking to savings. Before you know it, you will have accumulated a nice bit of savings which you can invest or use to help pay off that debt.

Buying a Hill City home is one of the largest, but proudest, purchases you will ever make. Ensure that you are ready for that mortgage payment before you begin the buying process. Contact 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!

A Thorough Home Inspection Can Save You Money on Your New Black Hills Home

Finding your new Black Hills home is an exciting time! However, it’s important to get a good home inspection before signing those closing papers to forgo any major issues that could arise in your new home.

Yes, a typical home inspection of the house’s structural and mechanical condition can bring up some minor or major issues. It’s the major issues that need to be considered and possible will put you back to the negotiating table to ask the seller to make repairs; or to walk away from the deal before you  are knee deep in trouble.    

Check out these red flags that may warrant further action from the seller:

Drainage Problems: If the drainage from the home is not properly graded or there are missing, clogged or damaged gutters, this can lead to wood rot, mold, or flooded basements. Be sure to check out further issues and the cause of the drainage problems before dismissing it as a minor issue. Replacing or repairing gutters is an easy fix but if problems have already set in, you will want to speak with the seller about repairing the issues depending on the damage.

Invasive Mold: Mold can grow wherever moisture collects, becoming a health threat to you and your family. If mold is found, an inspector can find and have mold tested to ensure that it is contained and not dangerous. Persistent mold issues can be signs of ventilation or more serious structural issues.

Unwanted Pests: You may not be the only one in love with your potential new home. Making sure the home is free from termites and other harmful pests is important to providing a safe and secure environment for your family and making sure your potential new home is not falling apart from inside the walls. An expert can help to eradicate them from the home, make sure the wood in the home is not compromised, and educate you on what needs to be done in order to prevent them from returning. Initial clean-up and treatment can be expensive though and may need to be negotiated in the sale of the home.

Roof Check: If the roof on the house is aged or made of material not conducive to harsh South Dakota winters, be prepared for a home inspector’s report. It may come with recommendations of major repair or possibly even replacing the roof. If this is a historic home, be aware that in the late 1930’s, asphalt strip shingles, coated with asbestos granules in a wide variety of colors, were the most popular roof covering.

Damaged Foundation: If a home inspector comes upon broken, crumbling or cracked points in the foundation, repair can be very extensive and very expensive. This can kill any transaction so take the home inspectors findings very seriously and look at all options before deciding to sign those papers.

Electrical Wiring: Your potential new home doesn’t have to be historic to have faulty wiring. Bad contractors or overzealous homeowners can be the culprit of overloaded circuits, improper grounding or unsuitable wiring that can be a major fire hazard. Checking out the main electrical panel can be the first tell-tale sign of underlying issues.

If you are ready to buy your new home in the Black Hills Area, I’d love to talk with you. Whether you are interested in homes in Hill City, Custer homes for sale, or Rapid City new homes, we can give you the most comprehensive listings that meet your criteria. 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!

Black Hills Revving Up for Sturgis Motorcycle Rally

STURGIS  ~  Biker or not, chances are you’ve heard about the Sturgis Motorcycle Rally; an annual event that brings motorcycle enthusiasts, fans, exhibitors and onlookers to South Dakota.  The hum of the bikes can be heard for miles around the Black Hills area and marks the kickoff to the annual rally which this year is August 5-11 2013.

The city of Sturgis spends upwards of $1 million to host the six-day rally that brings hundreds of thousands of motorcycle enthusiasts to the city and surrounding Black Hills. It’s an experience of a lifetime where locals show you down-home hospitality and hundreds of visiting exhibitors can offer you anything and everything you’d want to dress up the bike or your body … did you know you can get matching tattoos on both your body and bike?

I know motorcycle enthusiasts of all walks and sizes that spend time getting the bikes together, trailers rented, and lodging set months, even years, in advance to ensure smooth travel to Sturgis. The diehards ride all the way to Sturgis while others travel with their bikes in tow to wait till arriving before revving up those engines.

Not a biker? There’s still great fun to be had at the Rally. The entertainment never stops, there’s great food and drink, and you’ll meet some great people from all around the world. The only thing you are required to bring is an open mind! Check out the events schedule to determine which events are a must-see.

If you are coming in for the fun, take some time to realize the beauty of South Dakota and the surrounding communities in and around Sturgis. Now is a great time to find an investment property in Deadwood, vacation home in Spearfish, or even a home in Sturgis itself. 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! Like me on Facebook for all upcoming events!

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!