Real Estate Information

Home Sale Hindsight

Question: Allison, We purchased a large home in Eagles Nest, Silverthorne last year. The property overall was in good condition, with the home being only 10 years old. Now that winter is here with this year’s huge snowfall, we are finding many areas of exterior paint flaking off; a large wood deck that was painted is now rotting and lifting; and numerous interior floor tiles are cracked and lifting. Should we call our insurance company or just own up to the cost of homeownership?

Answer:  Good question! In the real estate industry, we often tout the privileges of homeownership. But owning a home also has its costs above and beyond mortgage payments and taxes, and you're more mature than the average new homeowner to acknowledge as much.

Just as it's a fact that if you live you will someday die, and if you buy a new car it will eventually get a door ding or window chip, it is the truth that if you own a home, at some point you will have to maintain and repair something, and it's not necessarily anyone's fault.

Obviously, you're concerned that the home seemed fine last year, but now has a number of items that are falling into disrepair. Several things could be behind this.

First of all, many people believe that new homes are often made with materials and methods less long-lasting than homes built a century ago were. Clearly, homebuilders disagree, but there is a real issue around the planned obsolescence of recently manufactured items and materials -- virtually all industries manufacture items to last only so long these days.

One of my favorite home inspectors used to say that if your water heater was 5 years old, it might only have five years left on it, because recent water heater models are built to last roughly 10 years. If it was 20 years old, though, it could have another 20 to go -- back then, things were not built with a planned life span -- they were built to last!

Also, if your home was specifically staged or prepared for sale -- i.e., the exterior or deck painting or tile installation -- the owners or their contractors might have elected to use lower-cost/lower-quality materials. This doesn't necessarily mean they were intentionally trying to cover up a defect in the property (although I have seen this happen, too).

If you were preparing to sell a home and wanted to show it in its best light, but weren't concerned with the paint lasting for the next 10 years, you would likely not select the most expensive, highest-quality materials, either.

This is the same reason I generally encourage homebuyers to take a repair credit and complete the actual repair themselves or via a contractor, and with materials they select, rather than asking the seller to do the repair; someone who's leaving the house will almost never choose the same-quality materials as someone who's about to move in.

Now, to your specific question of whether to call the insurance company or eat the costs, from what you've told me I'd say you'll probably have to dig into your own home maintenance fund to cover the costs.

Think of the difference between the insurance you carry on your car, and a new car's warranty. Insurance generally covers the cost of repairing your car (and your home) after a traumatic event or disaster. In the case of your home, it could be a plumbing disaster that ruins the flooring or drywall, a burglary, or some natural disaster.

A warranty, on the other hand, covers the costs of maintaining items that simply wear out or malfunction without any sort of accident, event or disaster. If you have a home warranty, it may cover your water heater or furnace if they wear out.

However, the maintenance of the particular items that are "wearing out" on your home, namely the deck and cosmetic items like paint and tile, are generally excluded from home warranty coverage policies, in my experience.

Flip through your home warranty policy or even give the warranty provider's toll-free line a call to make sure you don't lose out on coverage you have, but chances are good that you're going to need to put a plan (and a budget) in place for repairing the tile, replacing the deck and repainting the house.

The upside? This time, you'll choose top-quality materials and you may not have to do these items again for a very, very long time -- if ever.

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com. Allison is a long time local in Summit County. Summit Real Estate – The Simson/Nenninger Team is located at the Dillon Ridge Marketplace. Allison’s long-time residency and years of real estate experience can help you make the most of any buying or selling situation. She’s a Certified Residential Specialist (CRS), the highest designation awarded to a Realtor in the residential sales field.  Her philosophy is simple, whether buying or selling, she understands that the most important real estate transaction is yours.  Want to know the value of your Summit County property? Visit www.SummitHomeValue.com   

Today's buyers are less willing to overlook 'incurable' defects

Question:  Allison, we’ve heard “location, location, location” but what else affects a home’s value?

Answer:  Location has long been touted as the most important variable affecting the value of residential real estate. Recently, the S&P/Case-Shiller Home Price Indices suggested that location is still a front-runner in terms of determining valuation.

In October 2010, four cities in the 10-city composite index registered price gains from the previous year: Los Angeles (3.3 percent), San Diego (3 percent), San Francisco (2.2 percent) and Washington, D.C. (3.7 percent). In many cities around the country, like Las Vegas and Detroit, home prices continue to decline.

The front-runners listed above are coastal port-of-entry cities. Three are in California. However, the inland cities of California -- Fresno, Merced, Bakersfield and Riverside, to name a few -- are not experiencing the same relatively good price performance. They are still plagued with a surplus of foreclosure inventory and high unemployment.

A large number of foreclosures and short sales in an area can bring the overall price of homes down. It's difficult for appraisers to find non-distressed comparable sales to support higher prices because of the lack of conventional, non-distressed sales. However, if there are only a few distressed sales in an area, the distressed sales will probably not have much if any effect on the valuation of conventional sales.

Location within an area can also influence home values. Some market niches in an area are doing better than others. A niche need not be a physical location. It could be a price range. For example, well-priced listings in the $1 million to $1.4 million price range in Piedmont, Calif., have been selling relatively quickly, sometimes with more than one offer. The $3 million and above price range has not been doing as well.

HOUSE-HUNTING TIP: Today's buyers are usually willing to pay more for homes that have a good "walk to" score. That is, they are within walking distance of shops, parks, cafes and transportation. Buyers with children often prefer a location close to schools. However, the value of a home might be diminished if it is located too close to a school -- such as across the street.

Proximity to a major metropolitan area usually has a positive impact on prices, particularly when combined with a good public transportation. Employment opportunities in the area also boost home prices.

Supply and demand are up there with location in terms of impact on price. A surplus of unsold inventory gives buyers choice and a lack of a sense of urgency. Too little inventory relative to demand has the reverse effect. This usually puts an upward pressure on prices. Sellers in sought-after neighborhoods who put their homes on the market when there's little for sale often sell for more than they anticipated.

Buyers take the condition of the property into account before they make an offer to purchase. A home with a lot of deferred maintenance might put off buyers altogether, particularly in the current market. If buyers make offers on homes that have been neglected, they will factor work that needs to be done into their price.

Deferred maintenance can be corrected. Incurable defects can put a bigger damper on price, particularly in a down market. An incurable defect, like being located next to a freeway or on a busy street, is something that can't be corrected. You'll have to live with it.

In a hot market, buyers often overlook these defects because prices are rising and buyers are more willing to make compromises. In a slow market, with no urgency to buy immediately, buyers are pickier. They take their time and buy when they find the right house.

THE CLOSING: Price accommodations need to be made to overcome buyers' objections to incurable defects.

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com. Allison is a long time local in Summit County. Summit Real Estate – The Simson/Nenninger Team is located at the Dillon Ridge Marketplace. Allison’s long-time residency and years of real estate experience can help you make the most of any buying or selling situation. She’s a Certified Residential Specialist (CRS), the highest designation awarded to a Realtor in the residential sales field.  Her philosophy is simple, whether buying or selling, she understands that the most important real estate transaction is yours.  Want to know the value of your Summit County property? Visit www.SummitHomeValue.com   

Mood of the Market

Question:  Allison, we’ve heard so much about the market.  We want to sell, but want to wait until the market recovers.  Any suggestions?

Answer:  This is the million (or billion!) dollar question isn’t it!  Our esteemed 33rd president, Harry S. Truman, once said, "It's a recession when your neighbor loses his job; it's a depression when you lose yours." In the vein of everything old becoming new again, it seems that this eye-of-the-beholder issue has never rung truer than when it comes to pinpointing when the current/recent real estate recession began, and when it ended (or will end, depending on your point of view).

The Standard & Poor's Case-Shiller Home Price Indices calls recession and recovery in terms of peaks, troughs and the rises and falls thereto and therefrom. The Case-Shiller called the top of the market in 2006 or 2007, depending on the market, and the bottom of the national housing market in the spring of 2009; the Case-Shiller is primed to mark another nationwide bottom -- the second dip -- any moment now.

Last fall, a committee that studies business cycles for the National Bureau of Economic Research raised more than a few eyebrows when it declared that technically, the recession had been over for more than a year. The NBER's Business Cycle Dating Committee said the recession began in December 2007, and ended 18 months later when the economy stopped contracting and began to expand again.

But for many individual Americans who own homes, the Truman definition rules their personal sense of when the recession began. That is, the housing crisis became real only when the prospective listing agents told them what the comparable sales looked like for their home, when they received a notice from the county that their property taxes were being reduced (without having applied for a reduction in their home's assessed value), when they lost their job and realized they couldn't sell the place for what they owed on it, or when their mortgage payment began increasing and they realized they couldn't refinance the loan because the place wouldn't appraise at their current loan balance.

While the housing bubble's deflation occurred in a geographically spotty manner over a year's time, which made it even tougher for the average Jane to pinpoint -- it was still more of an encapsulated event -- than recovery will be. Media outlets and real estate data reports have proliferated faster than Android apps, so that recovery and its absence are alternatively heralded, predicted or dismissed on a weekly or even daily basis in various outlets.

The Case-Shiller ostensibly views recovery as a return of home values to their mid-decade peaks, while former Fed Chair Alan Greenspan recently said recovery wouldn't be here until housing prices rise another 10 percent from the status quo.

All these definitions have turned the issue of when the real estate recovery was, is or will be into an economic Tower of Babel, with every analyst and report shouting out about a different definition of recovery, so that no one really understands what the other is talking about.

And in the minds of homebuyers, sellers and homeowners, this disconnect is exponentially gappier, because their positions on what recovery is is largely driven by their own perceived interests, as I realized in a recent conversation on my Facebook page about the Obama administration's proposal to phase Fannie Mae and Freddie Mac entirely out of existence.

I had sketched out a number of implications to the proposal -- including hikes in loan costs, interest rates, down-payment requirements and, generally speaking, the barrier to entry to homeownership. But I'd also mentioned that the Fannie/Freddie bailout has U.S. taxpayers $130 billion in the hole, and counting, and that the proposal provides a set of options to resolve the troubling and ideally, very temporary, current state of affairs, in which 90 percent of the home loans originated on today's market are backed in some way by the federal government.

Most real estate professionals and virtually all prospective homebuyers thought this was outrageous and would cripple the market. Those viewing the matter from their perspective as taxpayers thought that for the government to do anything but phase Fannie and Freddie out would be the real outrage. "But recovery will take longer," cried the first group, "or never happen at all," indicating that their definition of recovery was probably tied to a rise in home values or sales activity. The other group thinks recovery, by definition, will include a stable market, not propped up by the government, where homebuyers and refinancing homeowners are required to document some serious creditworthiness and put significant swathes of their own skin in the game when they take mortgages.

In his 1980 presidential election campaign, Ronald Reagan appended a definition of recovery onto Truman's definitions of recession and depression: Recovery, Reagan said, "is when Jimmy Carter loses his" job -- as U.S. president.

In today's American economy, there is no single person whose position in or out of any office will generate the housing market's recovery. The fact is, many homeowners won't think the market has recovered until it gets back to their mental target value for their home; and some buyers won't think recovery is here until they've been priced out. In every household, there is a single person whose sense of what recovery is will dictate whether it has been achieved in his or her mind: you.  Inman News. 

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com. Allison is a long time local in Summit County. Summit Real Estate – The Simson/Nenninger Team is located at the Dillon Ridge Marketplace. Allison’s long-time residency and years of real estate experience can help you make the most of any buying or selling situation.  Want to know the value of your Summit County property? Visit www.SummitHomeValue.com   

If you are looking for a great location in Frisco, this is it.  The River Glen Condo complex backs right up to the Ten Mile Creek, providing a tranquil setting which is also nestled in the trees.  Only two blocks off of Main Street, you’re walking just minutes to all of the wonderful restaurants, shops and services that Frisco has to offer.  I-70, the marina and bike path are just a hop, skip and a jump away. 

202 A River Glen boasts over a thousand square feet, with a nice master bedroom plus a den which currently functions as a bunk room.  You will also find two full bathrooms plus an additional large jetted tub in its own room off the deck.  Sunshine is abundant in this architecturally unique condo which has walls of windows to let all the light in.  A huge kitchen with tons of storage opens up to the dining and family rooms, it is very spacious and open.  A one car garage and a washer/dryer in the unit make this space optimal for full time living, or the perfect launch pad for weekend warriors.  The complex also offers an on-site hot tub and fitness room, the perks here just keep adding up.  It’s everything you could ask for in a mountain getaway! 

Priced at $365,000, you’re not going to find much competition in Frisco with 2 bedrooms, a 1 car garage with a setting on the creek that is also two blocks off of Main Street!  The monthly HOA fees are $485.00 and 2010 taxes were $1886.00.  Gross short term rental figures were nearly $20,000 last year.  Don’t wait until interest rates go up and inventory levels go down, give your broker or Summit Real Estate a call to see this roomy and bright condo today! 

Looking to Buy?  Not ready to speak to a broker?  Visit www.SummitHomeBuyer.com

Meet Lynn Sustad, Kelie Gray and Anna Willis, the Buyer Specialist Team at Summit Real Estate-The Simson / Nenninger Team.  Devoted to working only with Buyers, these Specialists tour hundreds of homes and commit to having the most comprehensive knowledge in the market.  A member of the Buyer Specialist Team can be reached at (800) 262.8442 or (970) 468.6800, www.SummitRealEstate.com or email us at Team@SummitRealEstate.com

Rules and regulations can be confusing

Here's the underlying problem when people move for the first time into a condominium or a homeowners association community: They never read the fine print. Heck, they never read any of the paperwork!

And they often end up confused and angry about what is expected of them and what limits are applied to the lifestyle.

It's not that folks are lazy, but there is so much paperwork, why bother? When you enter into what is collectively called a shared ownership community, or SOC, you are given all sorts of documents, including declarations, covenants, conditions, restrictions, articles and bylaws.

You move into your dream condominium in the mountains and expect a continuation of the American Dream.

This is your castle and you can do what you want -- until you discover that your flat-screen TV with surround-sound is 10 decibels louder than your neighbor can tolerate, the smell of your cigar bothers the people living above you, the floor that you just had installed has to be ripped up because it didn't meet architectural restrictions, and a special assessment is going to cost you thousands. You're pissed off, and you are not going to take it anymore ...

Well, you usually do put up with it unless you want to move away, which could mean bumping into a whole lot more condo rules that you weren't aware of.

For all of you who've become disgruntled, perplexed, threatened or disappointed in your shared ownership community lifestyle, Gary Poliakoff and his son, Ryan Poliakoff, wrote a book for you: "New Neighborhoods: The Consumer's Guide to Condominium, Co-op, and HOA Living."

A slight nod to son Ryan, who according to the book jacket is president of a condominium property in South Florida, but this book is really the handiwork of father Gary, an attorney, who after almost four decades in the SOC legal trenches has become one of the foremost authorities on community association law.

Going back 45 years, just about the time when Gary was still an undergraduate at the University of South Carolina, there were only about 1,000 SOCs in the U.S. Now, there are 300,000 SOC associations.

That's nearly four times the number of municipal governments, and they are responsible for maintaining and operating homes that are occupied by 24 million families and 60 million individuals, and have a collective value of $4 trillion..

Today, SOC residents are often dismayed and disgruntled, which is why Gary and Ryan wrote "New Neighborhoods" -- common folk who own SOC properties need some common-folk guidance.

New Neighborhoods is different than many other books written primarily for lawyers in that it is written for a lay audience, in conversational language.

"When we wrote it, we wanted to create a book that would be to shared ownership communities as 'Robert's Rules of Order' is to parliamentary procedure," Gary exclaims.

"This would be something a volunteer on a board or a person buying into a shared ownership community could use. This is for someone who wants to understand exactly what their rights and responsibilities are without falling asleep reading legalese."

Here are some paragraphs addressing some of the more prevalent hot buttons that drive SOC owners slightly batty:

• Architectural review. "In many communities, any modifications made to limited common elements and sometimes even individual units must be presented to the association. It is quite legal for your (association) to require approval of these projects. However, there is a cardinal rule of law when assessing an architectural review committee's scope of authority: the exercise of power by the ARC must be governed by the applicable covenants and guidelines and must be reasonably exercised, must be made in good faith and must not be arbitrary and capricious."
• Selling. "No association in any state can entirely prevent you from selling your unit. That said, associations can apply a few restrictions that may reduce your ability to alienate your property. Perhaps the most common is the right of first refusal."
• Outside management. "From the perspective of the board of directors, there are a lot of reasons why it might be in the best interest of the association to contract with a management company. A single harassment or discrimination lawsuit could quickly wipe out any savings that the association may have realized by going solo."
• Maintenance. "While all state laws provide some version of this rule, the Uniform Common Interest Ownership Act explicitly states that 'the association is responsible for maintenance, repair, and replacement of the common elements.' If damage is inflicted on the common element, the association, if it is responsible, is liable for the prompt repair thereof."

So, what's the best way to approach an SOC purchase?  Well, according to Gary "The only safe bet today is to buy into a community that is built out," he says. "Even then you might still be buying into the potential pitfalls of bad debt, but the amenities are built and you can see what the community is. I would be very hesitant to buy into the promises of future development."

The bottom line?  Read the documents before purchasing a place with an association!  Make sure you’re ok with the majority of the rules and regs.   Will everything be just perfect for you? Maybe not, but the association does take care of a lot of things that you’d have to do by yourself without them.  They can save you a lot of brain damage!  Inman News.

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com. Want to know the value of your Summit County property? Visit www.SummitHomeValue.com   

It's another blue-bird day here in Summit County.  It absolutely felt like spring yesterday.  Maybe that's just because it was so darn cold last week!  Anyway, we're seeing the best combination of good weather and great snow conditions in years!  

It's also a good time to buy property in Summit County - Your first, second or third home might be waiting for you right now!  

Click on this link for a look at the Summit County market update.

And Here's Your Morning Coffee!

P.S. Did you know that you can view all active listings in Summit County on our website? At www.SummitRealEstate.com!

Since the Bronco's weren't in the Super Bowl, I was anxious to be entertained by the commercials.  At $2.5 - $3.0 million for 30 seconds, I was curious to see which companies spent that kind of money and how they chose to spend it.
 
Last year's Super Bowl broke the record for all televised shows in history with 106.5 million viewers.  It was the fifth straight year that over 90 million people watched.  So, I guess that's worth $2.5 million, right???
 
All in all, I thought the commercials were entertaining.  Here are my top 5, not in any particular order:
 
Volkswagen Darth Vader:  http://www.youtube.com/watch?v=R55e-uHQna0
 
Volkswagen Black Beetle:  http://www.youtube.com/watch?v=8ulbjaKmKG0&feature=relmfu
 
Bud Light Dog Sitter:  http://www.youtube.com/watch?v=jvYJSOdCsf0
 
Doritos Pug:  http://www.youtube.com/watch?v=hpjaOUjUPUc
 
And lastly, because it was 2 MINUTES long (cha ching!)  Eminem Detroit:  http://www.youtube.com/watch?v=5eMwwwZsdZE
 
What was your favorite commercial...send us an email!  
 
The commercials were entertaining and so was the game.  I really didn't think there would be so much scoring.  Congrats to all the Green Bay fans out there!
 
 
And now for your Tuesday Coffee Break.... “Champions aren't made in the gym.  Champions are made from something they have deep inside them - - a desire, a dream, a vision.”     ~  Mohammad Ali 

Your little ski getaway!

This cute little townhome is minutes to Keystone, and walking distance to Lake Dillon.  It has 708 square feet with one bedroom and one and a half baths. You walk in on the main floor to a large, open living space with a wood burning fireplace and light Pergo floors.  With all the space in the living room, you could easily add a Murphy bed for overnight guest. The kitchen has a breakfast bar, plus there’s plenty of room for a dining table.  Upstairs you’ll find a loft style bedroom with a half bath, and your very own rock climbing wall!  There’s no need to haul your laundry, because it comes with a washer and dryer. Because it’s an end unit you’ll love the privacy, and the extra windows make it light, bright and cheery!

The Association Fees are $123 per month which includes cable TV, water/sewer, snow and trash removal, common area maintenance and insurance.  This property is located at 256 Cove Boulevard in Summit Cove.  The Summit Stage stop and bike trails are just steps away.

Priced at $145,000.00 makes this townhome a must see for a local who is now ready to buy, or the weekend warrior wanting to own a piece of Summit County! 

View www.SummitHomeBuyer.com and meet Lynn Sustad, Kelie Gray and Anna Willis, the Buyer Specialist Team at Summit Real Estate – The Simson/Nenninger Team. A member of the team can be reached at (800)-262-8442 or (970)-468-4600. www.SummitRealEstate.com

Looking for a way to save money on your lift ticket AND do something really great for the world? 

I love this program....Give blood, get a ticket!  Hey, it's kinda like selling your body to enjoy some of this AMAZING powder we have!!! 

By giving blood this winter, you provide hope for patients in need and warm the hearts of their families and friends.

Keystone Resort is hosting a community blood drive Friday, February 4th from 10:30 a.m. – 3:30 p.m. at the Keystone Lodge, 22101 US Hwy 6 in the Arapahoe Room.

Appointments can be made by calling Bonfils’ Appointment Center at 800-365-0006 Option 2  or on-line at www.bonfils.org. (Please use Site Code 5878)

Walk-ins are welcome as space permits!  

Eligible blood donors will receive a free day ski pass!

Bonfils needs thousands of volunteers each week to meet Colorado’s needs and to be prepared for both unexpected and seasonal events, such as the cold and flu season.

And Here's Your Morning Coffee!

Finding best home depends on preapproval, agent

The first step in the homebuying process is to find out what you can afford to pay for a house, condo or co-op. This will depend on the amount of cash you have available for a down payment, your credit, income, assets and overall financial situation.

Mortgage qualification is easier for buyers who work as employees whose income can be easily verified. Self-employed individuals or buyers with income from investments may find the qualification process more difficult.

A wrinkle in the financing end of the homebuying process is that it's not as easy to get a preapproval letter from your mortgage broker or loan agent as it used to be. As of Jan. 1, 2010, the Department of Housing and Urban Development (HUD) began requiring lenders and mortgages brokers to issue a binding Good Faith Estimate (GFE) within three days of receiving a loan application.

Before then, buyers shopped around for a mortgage. When they saw a house they wanted to buy, they asked their loan agent or broker to provide a preapproval letter to accompany their purchase offer. The loan person would run a credit check and verify the buyers' income and assets without, in many cases, taking a formal loan application. On the basis of this information, a preapproval letter was written.

Without a formal loan application, many lenders today will issue only a prequalification letter, which does not carry the weight of a preapproval letter. Find out from the loan representatives you talk with what kind of letter they can provide and what you have to do to get a preapproval letter.

HOUSE HUNTING TIP: You are in a much stronger position negotiating with a seller if you have a preapproval letter stating that you are qualified for the mortgage you will need to close the sale. It could be essential if you are in a multiple-offer competition. A prequalification letter may suffice in an area where there is a surplus of inventory of unsold homes.

Concurrent with shopping for a mortgage person, you should also be searching for a real estate broker to represent you. Both are good sources of information about where you can afford to buy. Ask friends who bought a home recently if they would recommend their loan representative and real estate broker.

Your goal is to buy in the best neighborhood you can afford without overextending yourself financially. Don't buy a home that you will outgrow in the next couple of years. The economic recovery is going to take years. You don't want to be caught having to sell at a price lower than what you paid. Even if prices don't decline further, you won't break even if you sell for the price you paid after taking the costs of sale into account.

Buy a home that has good resale potential. Many homes that aren't selling in today's market have incurable defects, such as a steep or shared driveway, a lot of stairs leading to the front door, or a location on a busy street, next to a freeway or too close to a commercial zone. An incurable defect is one you can't change. A curable defect includes such things as deferred maintenance or an outdated décor. These can be improved.

When home prices are escalating, buyers are more willing to compromise. They'll buy a home with an incurable defect, just to have the opportunity to buy in a market where they can make money quickly. Sellers don't always have control over when they sell.

THE CLOSING: It makes sense to buy a house that has broad-based appeal and will sell well in any market.  Inman News.

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com. Allison is a long time local in Summit County. Summit Real Estate – The Simson/Nenninger Team is located at the Dillon Ridge Marketplace. Allison’s long-time residency and years of real estate experience can help you make the most of any buying or selling situation. She’s a Certified Residential Specialist (CRS), the highest designation awarded to a Realtor in the residential sales field.  Her philosophy is simple, whether buying or selling, she understands that the most important real estate transaction is yours.  Want to know the value of your Summit County property? Visit www.SummitHomeValue.com