I can't believe it's the last day of August, and we're already thinking about ski season....but local ski areas have been working all summer to improve snow, lifts, lodging and more for the upcoming ski season....JUST FOR YOU!

SUMMIT COUNTY — Summit's ski areas are putting the final touches on a variety of summer projects that will make winter fun all the better.

From chairlifts to snowmaking to lodging and dining, local resorts are upping the ante for the coming ski season.

Breckenridge Ski Resort
Crews at Breckenridge have been working on a new alpine coaster — the Gold Runner — that will operate in summer and winter. Located in the Peak 8 base area, riders will twist and turn down 2,500 feet of raised track between two ski runs.

“You control the speed of the two-seater car, so if you or your pint-size passenger is feeling timid, you can take it easy navigating the corners,” Breckenridge spokeswoman Kristen Pettit said.

Construction on the coaster will wrap up in coming weeks, and resort officials aren't sure yet whether it will be open for the tail end of the summer season. If not, look for it on winter's opening day, Nov. 12.

Breckenridge's on-mountain summer updates also include improvements to snowmaking lines on Peak 8, scheduled to be ready for action in October.

Off the mountain, Breck's One Ski Hill Place resort opened to the public on June 1. The new property features high-end condos, indoor pools, a bowling alley and dining options. The resort's T-Bar, a slopeside apres ski bar, will debut on the ski area's opening day.

Arapahoe Basin
Skiers and riders at A-Basin are in store for big improvements in the uphill transportation department this winter, with the addition of the ski area's first detachable high-speed quad chairlift. Black Mountain Express will supplant the Exhibition triple chair, cutting ride time in half and making loading and unloading easier on riders.

On Thursday morning, crews slowly towed the new lift's top terminal up the switchbacks of the mountain's summer road to reach its final destination near Black Mountain Lodge.

“As we get into late September, it will be substantially complete,” A-Basin COO Alan Henceroth said. “We anticipate being licensed and ready to go in early October.”

With help from the International Mountain Biking Association, A-Basin's summer crews have also been hard at work on a new biking and hiking trail that criss-crosses the mountain from the base area to the lodge.

“I think it's really neat — the views from the trail of the East Wall are amazing,” A-Basin spokeswoman Leigh Hierholzer said. “We put a lot of features in there you wouldn't expect to see on a normal trail.”

Henceroth expects the Black Mountain Lodge will become a prime spot for weddings and other special events next summer, given the improved access the new lift and trail will provide.

The Basin will host a public celebration of the two projects Saturday afternoon, with a barbecue buffet and free live music from Funkiphino.

Copper Mountain
Early-season skiers and riders at Copper will have better snow and more of it this year, thanks to expanded and improved snowmaking. Snowmaking operations will expand onto the American Flyer and Windsong trails (comprising 35 acres) in the Timberline Express area. And a new compressor will increase the snowmaking system's production capacity.

“Our guests are definitely going to notice that, and we're really excited about it,” said Bruce Hodson, director of operations at Copper. “It's one of the biggest snowmaking expansions we've had since 1998, so it's really sizable for us.”

Parking will be easier at Copper this season, with about 500 new spaces. A new 100-space pay lot in the Union Creek area will cater to beginner skiers, and the existing Corn Lot will feature about 400 new spaces. Both projects are on schedule to be complete by Oct. 15.

“I think our guests are going to see an improvement on the way we get them into the resort and onto the hill. We're looking forward to the season already — it's coming quickly.” Hodson said.

Keystone Resort
Keystone has spent the summer putting extra polish on its lodging and dining amenities. The Summit House received some freshening up of its outdoor bars, and Parrot Eyes underwent a complete remodel that extends all the way through to the menu. Summit Seafood Company, inside the Keystone Inn, is getting a full makeover and will re-emerge as the Black Bear Grill, with a totally new menu.

Crews installed new energy-saving windows and efficient flat-screen televisions throughout the Keystone Lodge, continuing the resort's commitment to sustainability.

On the slopes, the resort replaced snowmaking equipment on the Prospector run on North Peak.

SDN reporter Julie Sutor can be reached at (970) 668-4630 or jsutor@summitdaily.com.

And now for your Tuesday Coffee Break..."We tend to forget that happiness doesn't come as a result of getting something we don't have, but rather of recognizing and appreciating what we do have."   ~  Frederick Keonig

Enjoy the day! 

Home staging should show off the great features of your listing and diminish the negative ones, not create a phony atmosphere. It's all about marketing that feeling of the good life and what is possible for the room without going overboard.

A home should never look like it's been staged.  This tips can apply whether or not you are selling your home!

20 Tacky Techniques:

(I apologize that I do not know the source of this article....)

Napkins stuffed in wine glasses (Creates a phony atmosphere.)

Place settings on a table or bar (Nothing says, "This home has been staged", more than dishes, stemware, silverware, and napkins.)

Old bath towels hanging on a bar with ribbon (Old towels will not give a buyer the spa feeling, even with a ribbon.)

Single piece of artwork on a wall with nothing else in the room (Buyers will only see the art and not the room, especially online.)

Furniture store tags on items that are for sale (Staging should be about the house and not what furniture is being sold by a store.)

Old, dirty rugs (Rugs should only be used to define space or add color. Buyers need to see the floors and what they are buying.)

Dusty, plastic trees with only a few branches (I don't mind trees, but they have to look nice.)

Cuttings from bushes and branches brought inside (Will wilt rapidly, and it will take the eyes away from the room.)

Accessories that have nothing to do with the style of the home (Example: You can't take a country look and put it in a contemporary house.)

A card table with a sheet covering it in a dining room (A cheap look and does not represent the room dimensions.)

Plants or greenery over window treatments (Shows off bad decorating, and again takes the buyer away from the overall room.)

Plastic patio furniture inside that is covered or not (Just don't!)

Cheesy old lamps (Get the granny lamps out.)

Cheap plastic flowers (What I like to call "forever flowers" usually found at dollar stores.)

Sofa covered with a sheet as a slipcover (Planning on painting anytime soon?)

Blow-up beds (From personal experience: blow up beds will only stay fully inflated for a short time no matter how expensive they are.)

Plastic fruit (Fruit can be done right, but the majority of the time it looks tacky, creating a phony atmosphere.)

Breakfast tray on a bed with tumbled wine glasses (Creates a phony atmosphere.)

Only two chairs in a living room (This will not give a buyer a sense of the space.)

Wine bottle sitting on the edge of a garden tub (Creates a phony atmosphere.)
Tacky staging can spell disaster for your property. Why? Because we remember tacky! What you put in the home is the perception of what the value of the home is worth. Your poorly staged listing becomes, "That house with the saggy, deflated blow up bed," or "That place with the cheesy lamp like the one in my parents' house."

If the accessories and furniture looks like you got it out of grandma's attic or down the street at a yard sale, the buyer could expect a yard sale price tag on the house. It is better to leave a house empty then to use bad décor! Staging should enhance the architecture of the home, not show off poor decorating ideas. Bad staging draws attention to itself - and distracts your buyer from your listing!

At Summit Real Estate we have a professional staging consultant on our team who is ready to help with any of your staging or decorating needs! 

Quote of the Day:
"The real art of conversation is not only to say the right thing at the right place, but to leave unsaid the wrong thing at the tempting moment."
– Lady Dorothy Nevill

It is our pleasure to keep you informed on Summit County’s Real Estate Market.  

In the past we have mailed you a report of the sales activity for your area only, and now you can view it online along with the other areas around your complex in Summit County. Click the hyperlink below, fill out the information required and you will automatically be directed to the sales reports for Summit County.

Summit Real Estate Quarterly Report

We value your opinions and comments.  Let us know what you think! 

Aug. 5, 5:30-7:30 p.m.
Concert in the Park Series
Bring your lawn chairs, picnic blanket and come enjoy a fun, free concert in the historic park in Frisco. (970) 668-5547 or www.townoffrisco.com

Aug. 5, 6-9 p.m.
Mad about Mud — Intro to Ceramics
Learn basic wheel throwing and hand-building techniques, and complete and glaze three projects. $95. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

Aug. 5, 7:30 p.m.
Rogers & Hammerstein: A Salute
The quintessential American musicals featuring the full Breckenridge Music Festival orchestra under Maestro Zimmermann and festival vocalists. Songs from “State Fair,” “The King & I,” “Carousel,” “South Pacific,” “The Sound Of Music” and “Oklahoma!” Riverwalk Center. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 6, 7 p.m.
Friday Night concert
Free at the Dillon Amphitheatre. www.townofdillon.com for schedule

Aug. 6, 7:30-9:30 p.m.
Friday Night Comedy Series
Award-winning comics nationwide come to the new Warren Station in River Run Village. $12 with a one drink purchase minimum. (970) 496-4FUN or www.keystoneneighbourhood.com

Aug. 6, 11 a.m. to noon
Music in the Mountains Concert Series
Free concert music at River Run Village. (970) 496-4FUN

Aug. 6, 7:30 p.m.
National Repertory Orchestra Closing Night Concert
Concert performing Strauss' Ein Heldenleben at Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

Aug. 6-7
Dillon BBQ at the Summit
Join the festivities as BBQ masters from across the U.S. vie for top honors in this Kansas City BBQ event. Visit bbqatthesummit.com

Aug. 7
Copper Triangle Bicycle Tour
The famous Copper Triangle has long been considered one of Colorado’s classic alpine road rides. Graced with 78 miles of breathtaking scenery, gorgeous roads and three challenging climbs (including Fremont Pass, Tennessee Pass and Vail Pass), the Copper Triangle exemplifies cycling in the Colorado Rockies. The 2010 ride works in partnership with the Davis Phinney Foundation to raise funds for Parkinson’s disease research. www.coppertriangle.com

Aug. 7-8, 10 a.m. to 6 p.m.
Art on Main Street
This fine art show attracts the region’s best artists who display their quality art on several blocks of Main Street Frisco. (970) 668-5547

Aug. 7, 7 p.m.
Nighttime in New Orleans
A free concert at Dillon Amphitheatre, with beads and hurricanes

Aug. 7, 10 a.m. to 2 p.m.
Printmaking Slam with Michael Vigil
Learn the painterly process of monotype printmaking with master printmaker Michael Vigil. Using various techniques, this two-day workshop will result in a collection of prints. No experience necessary. $125. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

Aug. 7, 7:30 p.m.
Breckenridge Music Festival Orchestra Concert: Czech It Out!
A Czech composer's tribute to America and Mozart's tribute to Prague. Dvorak's American Suite, Janacek, Smetana & Mozart's “Prague” Symphony. Featuring the festival orchestra under Maestro Gerhardt Zimmermann at The Riverwalk Center. $25-$35 (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 7, all day
Canine 4K
Dogs and their humans run or walk the 4K course. (970) 668-5547 or www.summitlaps.com

Aug. 8, 11 a.m. to noon
Music in the Mountains Concert Series
River Run Village, Keystone, free. (970) 496-4FUN

Aug. 8, 1-3 p.m.
Jeff Powell
A free concert at Dillon Amphitheatre

Aug. 9, 2-4 p.m.
Breckenridge Clay Tile
Take home a part of Breckenridge with you as you study the Victorian buildings on the Main Street. Glazed ceramic tiles will be painted with acrylic paint with images of historic buildings. $25. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

Aug. 9, 4-5 p.m.
Puppetry and Crafts
Crafts and puppets for elementary school children. Free. North Branch Library, Silverthorne (970) 468-5887 or www.co.summit.co.us/library

Aug. 10, 7:30 p.m.
Robin Sutherland: An Evening of Brahms
Brahms, the master of music for piano and strings, featuring pianist Robin Sutherland in solo piano favorites including two Intermezzi, the Romance in F and two Ballades plus the G Major Sonata for Piano & Violin with violinist Nathan Olson and the Second Piano Trio with Nathan Olson and cellist James Holland. Riverwalk Center. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 11, 11 a.m. to noon
Historical Lunchtime Lecture Series
Frisco, (970) 668-3428 or www.townoffrisco.com

Aug. 11, 7 p.m.
Breckenridge Music Festival Brass Concert: Brass à la Breck
A light classical evening of fanfares and folderol featuring the Festival Orchestra Brass Music including William Byrd's Earl of Oxford's March J. S. Bach's Little Fugue in G Minor Respighi's Ancient Airs and Dances. Riverwalk Center. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 11, 2-3 p.m.
Read to a Dog
Elementary school children practice reading to therapy dogs. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

Aug. 11,6:30-8:30 p.m.
Life Drawing
A casual two-hour drawing workshop with a nude model. This open format class will strengthen your mass vs. line skills. No previous life drawing experience needed. $15. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

Aug. 12, 3-4 p.m.
High Country Watering Holes Lecture
The Town of Frisco hosts a lecture presented by Dr. Colorado. The Blue Spruce Restaurant. (970) 668-3428 or www.townoffrisco.com

Aug. 12, 5:30-7:30 p.m.
Concert in the Park Series
Free concert in historic park in Frisco. (970) 668-5547 or www.townoffrisco.com

Aug. 12, 6-9 p.m.
Mad about Mud — Intro to Ceramics
Learn basic wheel throwing and hand building techniques. Two projects will be completed and glazed. $75. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or visit www.townofbreckenridge.com

Aug. 12-13
Guitar Town Guitar Clinic
Learn guitar moves directly from a Guitar Town performer, Pete Huttlinger, teaching, demonstrating, and sharing tips and techniques on arranging, playing and composing.  www.copperguitartown.com

Aug. 13
Free concert of Guitar Town Showcase
At 6 p.m., followed by free showing of “School of Rock” at Copper Mountain’s outdoor venue

Aug. 13, 11 a.m. to noon
Music in the Mountains Concert Series
Free in River Run, Keystone. (970) 496-4FUN

Aug. 13, 4-6 p.m.
Space 2 Studio
An alternative studio for teens. Learn tie-dye. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

Aug. 13, 7 p.m.
Friday Night Concert
Dillon Amphitheatre. www.townofdillon.com for schedule

Aug. 13, 7:30 p.m.
Breckenridge Music Festival Orchestra Concert: A Perfect Match
A match made in classical heaven featuring the festival orchestra under Maestro Gerhardt Zimmermann, with guest pianist Robin Sutherland, in Mozart's Overture to the Marriage of Figaro Schubert's Symphony No. 5 Mozart's Piano Concerto in B flat. Riverwalk Center. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 13, 7:30-9:30 p.m.
Friday Night Comedy Series
Award-winning comics nationwide come to the new Warren Station in River Run Village. $12 with a one drink purchase minimum. (970) 496-4FUN or www.keystoneneighbourhood.com

Aug. 13, 5 p.m.
Dillon Bluegrass Festival
Featuring Peter Rowan and The Spring Creek Bluegrass Band, free at Dillon Amphitheatre

Aug. 13-14
Guitar Town
The world’s best guitarists come together at Copper for the sixth annual Guitar Town festival, featuring free guitar workshops, the second annual ArtGuitar Silent Auction, Guitar Hero contests and kids' music activities all weekend. Performers include Bryan Sutton, Sonny Landreth, John Jorgenson, Albert Lee and Mick Taylor. www.copperguitartown.com

Aug. 14, 7 p.m.
Chase ’N the Dream
A free concert at Dillon Amphitheatre

Aug. 14, 4-9 p.m.
Music on Main
Free concert with Dickie Betts & Great Southern and Tab Benoit. (970) 668-5547 or www.townoffrisco.com

Aug. 14, 4-6 p.m.
Second Saturday
Stroll through the Arts District on each Second Saturday of the month and enjoy new exhibitions at the Breckenridge Theatre Gallery. Studios at the Fuqua Livery Stable and the Tin Shop will also be open. Free. Corner of South Ridge and East Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

Aug. 14, 7:30 p.m.
Swinging at the Summit
Swing to the sounds of the magically transformed BMF Big Band Orchestra playing the music of Glenn Miller, George Gershwin and Cole Porter under guest conductor, Michael Linville with vocalist Jessica Medoff Bunchman. Music includes: Opus One Frenesi A Foggy Day Tuxedo Junction Pennsylvania 6-5000 Sing Sing Sing East St. Louis Toodle-Oo I Got Rhythm Peel Me a Grape Just One of Those Things Tenderly. Riverwalk Center. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 14, all day
Circle the Summit
The Town of Frisco hosts Circle the Summit and Frisco Criterium. (970) 668-5547 or www.townoffrisco.com

Aug. 14, 10 a.m.
Valley Brook Cemetery Tour
Take a tour of Breckenridge’s historic cemetery. This tour is offered only three times per year. Learn about the history of Breckenridge and see the graves of the people who helped create the Breckenridge we know today. Guided hike of Iowa Hill is also available this day. $10. (970) 453-9767. www.breckheritage.com

Aug. 14-15
Mountain Home & Outdoor Expo
In conjunction with Guitar Town, Copper is proud to host the Mountain Home & Outdoor Expo, presented by the Summit County Builder’s Association, showcasing the region’s best designers, builders and green practices. With 120+ exhibitors that cater to your home and outdoor lifestyle, presentations will range from cooking tips/ideas and the most recent “green” practices, to pet training and remodeling tips. Meet and chat with nonprofit organizations that support our mountain communities and help support the Summit County Food Bank and other local organizations that provide community assistance. For more information call the Summit County Builder’s Association at (970) 485-2823 or visit www.summitcountybuilders.org

Aug. 14-15
Crossfit of Breck Mountain Enduro
In conjunction with Guitar Town, enjoy or compete in an environmentally inspired team challenge and individual benchmark revelations at elevation. Teams of four to be made up of two male and two females. www.mountainenduro.com

Aug. 15, 1-3 p.m.
Free concert at Dillon Amphitheatre

Aug. 15, 11 a.m. to noon
Music in the Mountains
Free concert at River Run, Keystone. (970) 496-4FUN

Aug. 15, 7:30 p.m.
Marc Cohn
Marc Cohn, singer-songwriter, pianist, acoustic and electric guitarist, is often described as one of the most personal, most introspective lyricists of his generation. Riverwalk Center. $30 in advance and $35 day of show. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 16, 4-5 p.m.
Puppetry and Crafts
Crafts and puppets for elementary school children. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

Aug. 17, 7:30 p.m.
Breckenridge Music Festival Concert: Blow, Gabriel, Blow!
A rarely heard trio of quintets and a Brass Symphony to raise the rafters at the Riverwalk. Featuring the woodwinds and brass players of the festival orchestra, including the Alpine and Quandary Quintets and “Breckenridge Brass” in music by Barber and Nielsen. Riverwalk Center. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 18, noon to 1 p.m.
Historic Lunchtime Lecture Series
At the Frisco Historic Park. (970) 668-3428 or www.townoffrisco.com

Aug. 18, 2-3 p.m.
Read to a Dog
Elementary school children practice reading to therapy dogs. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

Aug. 19, 5:30-7:30 p.m.
Concert in the Park Series
Historic Park in Frisco. (970) 668-3428 or www.townoffrisco.com

Aug. 19, 6-9 p.m.
Mad about Mud — Intro to Ceramics
Learn basic wheel throwing and hand-building techniques. One project will be completed and glazed. $55. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

Aug. 19, 7:30 p.m.
Breckenridge Music Festival Orchestra Concert: South of the Border
Travel and taste the music of the Latin world from Madrid to Buenos Aires without leaving the Riverwalk. Featuring the festival orchestra under Maestro Zimmermann. The concert includes the following pieces: Surinach — Ritmo Jondo Benjamin Gutierrez — Pavana for Strings Falla — Suite No. 1 from The Three-Cornered Hat Sarasate — Navarra for two Solo Violins and Orchestra Golijov — Last Round Ginastera — Estancia; Four Dances. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

Aug. 20
Angie Stevens and the Beautiful Wreck
Free concert at 6 p.m., followed by a free showing of “Land of the Lost” at Copper Mountain’s outdoor venue.

Aug. 20, 6 p.m.
Tops in Blue
Free concert at Dillon Amphitheatre. Each year, thousands compete in base talent contests and the most talented move on to higher levels of competition. The result is an elite group composed of 35 of the most talented vocalists, musicians, dancers, comedians, magicians and dramatists worldwide. Known as the Air Forces’ Expeditionary Entertainers, the group’s main mission is to perform for military personnel and their families throughout the world.

Aug. 20, 7:30 p.m.
Breckenridge Music Festival Grand Finale Orchestra Showcase
Khachaturian's Piano Concerto with pianist Michael Linville, A Concerto for Marimba and Orchestra by Ewazen, and Maestro Gerhardt Zimmermann leading The Festival Orchestra in Liszt's Hungarian Rhapsody No. 2. Riverwalk Center, Breckenridge. Tickets: $25-$35. (970) 547-3100 or visit www.breckenridgemusicfestival.com

Aug. 20, 7:30-9:30 p.m.
Friday Night Comedy Series
Award-winning comics nationwide come to the new Warren Station in River Run Village. $12 with a one drink purchase minimum. (970) 496-4FUN or www.keystoneneighbourhood.com

Aug. 20, 11 a.m. to noon
Free music at River Run, Keystone. (970) 496-4FUN

Aug. 21, 7 p.m.
Vintage Rock & Soul
A free concert at Dillon Amphitheatre

Aug. 21-22
Warrior Dash Rockies                                       
Warrior Dash is the ultimate event for thrill-seeking athletes. This running series is held on the nation's most demanding and unique terrain. Participants will conquer extreme obstacles and celebrate their feat with music, beer, warrior helmets and muddy shorts at Copper Mountain. www.warriordash.com

Aug. 21, 8-10 p.m.
Live music
At Copper Mountain’s pavilion. $15, or free for all Copper lodging guests

Aug. 21-22, 1-7 p.m.
Sixth Annual Blues Festival and Art Show
Savvy Blues stretches its acoustic roots through the Rocky Mountains. Stroll through the juried art show as one of a kind artists trim the plaza. The KidZONE hosts free bounce houses, crafts and entertainment. River Run Village, Keystone. Free. (970) 496-4FUN or http://www.keystoneneighbourhood.com/index.php/event_calendar/

Aug. 21
Asleep at the Wheel
Country band at Riverwalk Center. www.breckenridemusicfestival.com

Aug. 22, 11 a.m. to noon
Free music at River Run, Keystone. (970) 496-4FUN

Aug. 22, 1-3 p.m.
Cowboys & Indian
Yampa Valley Boys and Leon Littlebird play a free concert at Dillon Amphitheatre

Aug. 24, 6-7:30 p.m.
Dancin’ in the Rockies Dance Series
Dance instructors provide lessons in a variety of styles. Warren Station, Keystone, River Run Village. (970) 496-4FUN

Aug. 25, noon
Historical Lunchtime Lecture Series
Town of Frisco sponsored, at the Frisco Historic Park and Museum. (970) 668-3428 or www.townoffrisco.com

Aug. 26, 6-8:30 p.m.
Learn to sew a handbag. No experience necessary. $25. Fuqua Livery Stable, 110 E. Washington Ave., Breckenridge. (970) 453-3364 or www.townofbreckenridge.com

Aug. 26, 6-9 p.m.
Mad about Mud — Intro to Ceramics
Learn basic wheel throwing and hand-building techniques. $155. Quandary Antiques Cabin, 131 S. Ridge St., Breckenridge. (970) 453-3364 or www.townofbreckenridge.com

Aug. 27, 6 p.m.
Lipbone Redding and the Redding Orchestra
Free concert, followed by a free showing of “Up” at Copper Mountain’s outdoor venue

Aug. 27, 7:30-9:30 p.m.
Friday Night Comedy Series
Award-winning comics nationwide come to the new Warren Station in River Run Village. $12 with a one drink purchase minimum. (970) 496-4FUN or www.keystoneneighbourhood.com

Aug. 27, 7 p.m.
Randall McKinnon
Free concert at Dillon Amphitheatre

Aug. 27, 11 a.m. to noon
Free music
At River Run Village, Keystone. (970) 496-4FUN

Aug. 27, 1-4 p.m.
Fast Abstract Florals
Create fun, fast, floral compositions with a method guaranteed to loosen up your painting and allow you to produce quickly. Great for all level painters. $35. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

Aug. 28, 7 p.m.
Bluffett
This band brings the music of Jimmy Buffett to the Dillon Amphitheatre, free

Aug. 28, all day
River Run Rocks
Free concert, kids’ game zone and more at River Run, Keystone. (970) 496-4FUN

Aug. 29, 11 a.m.
Free music at River Run, Keystone. (970) 496-4FUN

Aug. 29, 2-4 p.m.
Sunday Afternoon free concerts
At Dillon Amphitheatre. www.townofdillon.com

Aug. 31, 6-7:30 p.m.
Dancin’ in the Rockies Dance Series
Instructors provide dance lessons in a variety of styles at New Warren Station, River Run, Keystone. (970) 496-4FUN 

The Summit Daily News is conducting it's annual "Best of Summit" contest and this year Summit Real Estate - The Simson/Nenninger Team is  honored and excited to be on the ballot in TWO categories! We are thrilled to be included and would love to have your vote!

It's a fun contest and if you'd like to vote, we've included the online link for your convenience. 

Click the link below and then click on the blue vote tab at the top of the screen. If you do not already have an account with Summit Daily News and are not signed in, it does require you to register.

Click your way through the choices until you get to the Best of 2010 – Service Section, or you can bypass any of the sections by clicking the submit button at the bottom of each section (there are a total of 6 Sections including: Food, Drink & Entertainment, Business, Business II, Service, and Outdoors).

Vote Allison Simson in the Best Real Estate Agent category
Vote Summit Real Estate as the Best Real Estate Company category

Thank You in advance for your support!   And, as always, it would be our pleasure to assist you with your real estate needs! 

Question:  Allison, we are considering buying a property in Keystone, CO and we want to buy directly from the listing broker to save money.  A friend told us that was a bad idea. What do you think?

Answer:  Good question.  Cutting expenses is at the top of most people's priorities today. Many are putting off major purchases like a new car or home until they feel more secure financially. However, not all buyers are taking a wait-and-see attitude.

According to Diane Hymer of Inman News, they're casting worries about the home sale aside and are buying now to take advantage of near-record-low interest rates. In order to get a discount in price, a number of buyers attempt to buy without an agent.

Let's say the sellers signed a contract agreeing to pay 6 percent of the purchase price to their broker when the sale closes. If the property is listed on the multiple listing service, the listing broker offers to pay a portion of the commission to the broker who represents the buyers.

If there isn't a broker representing the buyers, the commission can -- if the listing broker agrees -- be reduced by the amount that would usually be paid to the buyers' broker.

In this case, if the listing broker agreed to pay 3 percent of the purchase price to the buyers' broker and there is no buyers' broker, the sellers would pay the listing broker only 3 percent at closing. On a $700,000 sale price, this would net the seller an extra $21,000, allowing the buyers to pay that much less and still match the price the sellers would receive if they paid the full 6 percent to the sellers.

Whether this is actually a cost-savings strategy will depend on a number of factors. A key issue is knowing how much you should pay in the current market. If you offer a price that's way under market value, the seller might not even respond, particularly if you aren't represented by a knowledgeable local real estate agent who can plead your case, or at least elicit a counteroffer. If you offer more than market value, this might negate any savings you'd realize by a commission reduction.

When no one represents the buyers, the sellers' broker represents the sellers exclusively. This means the sellers' agent cannot prepare your contract for you or give you advice. An exception to this would be if the buyers and sellers agreed to have the listing broker represent both the buyers and sellers, which is not permitted in all states. But the listing broker often requires a larger fee for representing both parties.

Buyers who attempt to represent themselves may have knowledge that's limited to what they've read in consumer-oriented homebuying books. Unless these books were published since 2009, they don't represent the rigors and rules of the current housing market.

The best agents don't rely on books to learn their trade. As with most professions, agents become experts in their field through years of experience working with homebuyers and sellers.

Homebuyers and sellers hire agents to learn the process, understand current market value so they don't sell too low or pay too much, and to facilitate moving the process through the various quagmires plaguing the current market-loan qualification, appraisal issues and renegotiations over property defects -- to a successful closing.

BOTTOM LINE: Unrepresented buyers are at a big disadvantage if they're in a multiple-offer competition. Most sellers and their agents would rather work with a buyer who is represented by an agent, preferably one with a good reputation for closing home-sale transactions.

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   

Pay attention to 3 market forces

Question:  Allison, we are wanting to make an offer on a condo in Wildernest, but we’re unsure how much to offer.  What do you recommend?

Answer:  Good question!  Figuring out how much to offer on a home you'd like to make your own is never easy. A complicating factor is that although it appears that the housing market may be stabilizing somewhat in other parts of the country, there is no guarantee that prices won't slip further.

With this in mind, don't buy for the short term. Don't buy betting on future appreciation. Buy a home that will work for you long term, at the best price you can negotiate, using financing you can afford.

To avoid paying too much, hook up with a real estate broker who will educate you about how much you'll have to pay for a home that works for you. The Internet is a great resource to help you learn about neighborhoods, current listings and past sale prices.

However, a diligent, knowledgeable real estate broker who has experience helping people buy and sell homes in the area where you want to live can get you up to speed on what's happening in that niche market now.

HOUSE HUNTING TIP: Ask your agent to give you a summary of all listings that you might have been interested in that sold during the last three months to six months, including list price, sale price and how long they took to sell. It's also useful to have information about the change in average sale price over the past year. Have prices declined? Are they flat? Or are they rising?

Also, ask for a list of properties currently available and pending sale. A pending sale is one where the sellers have accepted an offer, but the sale hasn't yet closed. Significantly more active listings than pending sales in an area suggests a high-inventory market where buyers have an advantage. Few active listings relative to pending sales is characteristic of a low-inventory market.

During your house-hunting education, make sure your agent reports back to you about day-to-day changes in the market. If an overpriced listing has a price reduction and is now in your price range, make a point of looking at it as soon as possible. A new price can attract other buyers' interest.

When listings you've seen sell, your agent should let you know the sale price. This will help you develop a sense for when a listing is priced too high, or priced at or under market value. How well a listing is priced for the market affects your offer strategy.

A well-priced listing in a low-inventory market is likely to sell quickly. There could be more than one buyer making an offer. If so, you may need to make an aggressive offer near, at or over the asking price. However, multiple offers don't always result in a sale price higher than the list price.

Becoming savvy about local market pricing enables you to know when to make a strong offer on a new listing, even though the overall market may be lagging.

It's a different story in segments of the market like ours in Summit County where there are plenty of listings that take months to sell. In this case, you have choices, making it possible to offer less than the asking price and negotiate. If this one doesn't work out, you move on to the next. You should be prepared to walk away rather than pay too much.

Buyers making offers that are contingent on the sale of another property usually have to pay more than all-cash buyers who can close quickly. If you've already sold your home and are waiting for the sale to close, you'll be in a better position to negotiate on price. The best bet is to have your home sold and closed. It removes uncertainty in the sellers' minds and may make them more receptive to a lower price.

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com.  Would you like a list of properties that meet your criteria automatically emailed to your inbox without having to speak with a broker? Visit www.SummitHomeBuyer.com   

Vacation Home Buyers
Median age: 46
Median income: $87,500
Median distance from primary residence: 348 miles
Median sale price in 2009: $276,000

Vacation homebuyers were most likely to purchase property in a rural area, small town or resort.  They plan to keep the property for an average of 16 years.

Investment Property Buyers
Median age: 45
Median income $87,200
Median distance from primary residence: 24 miles
Median sale price in 2009: $105,000

Investment buyers were most likely to purchase proeprty in metropolitan areas. They plan to hold it for 12 years.

Source:  2010 National Association of Realtors Investment and Vacation Home Buyer Survey.

If you would like to know more about buying property in Summit County as a second home, please reply to this email or call us at 800.262.8442 and we can give you the inside scoop! 

Warmly,

Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Ranay Beddow, Listing Coordinator
Margaret Bowes, Transaction Coordinator

Warmly,

Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Ranay Beddow, Listing Coordinator
Margaret Bowes, Transaction Coordinator

Question:  Allison, we currently have our Keystone condo on the market and our Broker is telling us we need to reduce the price.  We priced it where he told us to price it in the beginning.  What’s up with price reductions?  Doesn’t that make our property look bad?

Answer:  That’s a good question…and one that I hear a lot!  Selling property is not always easy, and putting yourself in the right mindset to sell is essential. It's the most difficult aspect of selling for most sellers. Your home is worth what a buyer is willing to pay, which may not be what you think it is worth.

Detaching yourself emotionally from your home- even your second home - is difficult. Clearing out years of clutter, depersonalizing your home by removing personal memorabilia, and staging your home for sale can help you step back and view the home as a commodity that needs to be sold rather than as your personal sanctuary.

Putting your home on the market at a price that reflects what you want and not what the market will bear can cost you time and money as it sits on the market unsold.

The home-sale market is a localized phenomenon. The only way to get a clear picture of what your home is likely to sell for is to find out which listings are selling in your neighborhood and for how much.

The most recent sales -- those that closed within the last three months -- will be the most informative. Be sure to take a hard look at the list prices of homes that are new on the market.  The market is constantly changing, and so the price you listed it at 6 months ago, is probably not the price it will sell for today.

If the list prices are lower than they were two or three months ago, this indicates that prices are declining. This needs to be taken into account when you select a list price.

HOUSE SELLING TIP: Pay close attention to your competition. Don't fall into the trap of pricing your home higher than your neighbor's home because yours is better. If your neighbor's price is too high for the market, neither of your homes will sell.

Ask your listing agent to call the listing agents of properties similar to yours to find out what kind of showing activity they are receiving. Have they had offers? If so, why weren't they accepted? Was the price too low? If so, you should set your sights lower.

Your home is most marketable when it is new on the market. Buyers wait anxiously for the new crop of listings. Listings that don't sell relatively quickly often languish on the market.

Price reductions often follow as the sellers try to find market value. A listing that has been on the market for months is likely to receive a low offer -- if a buyer makes any offer.

A listing that receives a lot of showing activity when it first hits the market but gets no offers is probably overpriced for the market. In this case, it's best to lower the price to market value as soon as possible while the listing is still fresh in agents' and buyers' minds, even if this is within two to four weeks of the listing date.

Pricing right for the market is imperative.

Inman News copyright

For answers to your real estate questions, call Allison at 970-468-6800. Email - Info@SummitRealEstate.com. Would you like a personalized list of all properties that meet your criteria, without having to speak to a broker?  Visit www.SummitHomeBuyer.com      

Please enjoy our summer 2010 edition of Summit Real Estate News & Views for all the latest real estate information in beautiful Summit County, Colorado! Click the front cover picture below....

Give us a call if you'd like more information about any properties currently available in Summit County! 

6741 Woodworks is a multi-level townhome in Wildernest that has 2 bedrooms and 1 ½ bathrooms.  With 1178 square feet, there’s plenty of room to make it your starter home, or home away from home!  This property has one of the best locations within the entire complex, as it backs to the National Forest and a large, beautiful meadow.  This peaceful setting offers a lot of privacy and is very quiet.  The views of Lake Dillon and Keystone are mesmerizing, and you can take it all in while enjoying your morning coffee or evening dessert on the spacious new Trex deck.  Watch the sail boats on the lake, or even the occasional wildlife that passes through the forest and meadow. 

The open living area and spacious kitchen are perfect for entertaining guests.  2 bedrooms upstairs give a separation from the living space and an extra sense of privacy.  Pergo flooring in the kitchen and entry way, as well as a new dishwasher and water heater are some of the upgrades that this townhome offers.  Cozy up in front of the wood burning fireplace on a cool summer evening, or a cold winter day!  This is the place to be if you want light and bright, warm and inviting.  The Woodworks complex is right on the Summit Stage bus route, so getting around town and to the ski resorts couldn’t be easier. 

For $279,000, this well maintained and cared for townhome can be yours!  The Homeowner’s Association fees are $305.00 per month, average utilities are just over $100.00 per month and taxes for this year are $1551.00.  This is one of the lowest priced per square foot 2 bedroom townhomes for sale in Wildernest right now!  Across the board, this two bedroom townhome is very affordable.  Don’t wait until interest rates go up and inventory levels go down, give your broker or Summit Real Estate a call 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 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

Those of you that could make it, thanks for enduring the brief bout of rain and wind to enjoy a lovely summer evening with us.  We had a great time and hope you did, too.  Hope you can make it next year!  If you're in Dillon, stop by- we'd love to catch up! 

 Warmly,

Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Margaret Bowes, Transaction Coordinator
Ranay Beddow, Listing Coordinator

July 1, 7:30 p.m.
Preservation Hall Jazz Band
Founded in 1961 by Allan and Sandra Jaffe, the Preservation Hall Jazz Band travels worldwide in its mission to nurture and perpetuate the art form of New Orleans Jazz. Tickets are $32 in advance, $37 day of show. Riverwalk Center, Breckenridge. (970) 547-3100 or www.breckenridgemusicfestival.com

Starting July 1, 11 a.m. to 5 p.m.
Summit County Arts Council summer juried art show
At Arts Alive Gallery, Breckenridge. (97)0 453-0450 or http://summitarts.org/events

July 1, 2-4 p.m.
Picasso’s 3 Musicians
Students will study the art of cubist painter Pablo Picasso and create their own work of art featuring three musicians, their instruments and a hidden animal. $25. Robert Whyte House, 127 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

July 1, 5:30-7:30 p.m.
Concert in the Park Series
A free concert in the Historic Park in Frisco. (970) 668-5547 or www.townoffrisco.com

July 2-3, 9 a.m. to 2 p.m.
Downtown Frisco Green Art Festival
Each artist will have on a display a piece of environmentally friendly green piece of art at 3rd Avenue in Frisco. (970) 668-5547

July 2, 6 p.m.
Rojos Calientes
Band at 6 p.m., followed by free showing of “Cloudy with a Chance of Meatballs” outdoors at Copper Mountain

July 2, 4 p.m.
Never Forget Our Soldiers: An Evening of Tribute
Don’t miss this evening of local music at Dillon Amphitheatre followed by a special tribute to our service men and women. A concert by the Air Force Academy Band will follow our tribute. The evening will end with an amazing fireworks show over Lake Dillon, choreographed to music

July 2, 7 p.m.
United States Air Force Academy Band with Randall McKinnon, free at Dillon Amphitheatre in Dillon

July 2, 1-2 p.m.
Library Fun Club
Activities for elementary school children at the North Branch Library in Silverthorne. Free. (970) 468-5887 or www.co.summit.co.us/library

July 2-4, noon to 5 p.m.
Arts District Grand Celebration
Open studios, artist demonstrations, make-and-take art projects for children, music, dancing and more. Free. Corner of South Ridge and East Washington Ave., Breckenridge. (970) 453-3364 or www.townofbreckenridge.com

July 2-4
3 Ring Weekend
Following the "3 Rings" of The Copper Environmental Foundation's credo — connect, respect, protect — Copper's 3 Ring Weekend is full of eco-'edutainment,' hands-on activities promoting movement, creativity and learning, a mountain carnival atmosphere and live music from Billy Kelly and the Blah Blah Blahs, The Martini Shot, and Rojos Calientes. Free family fun also includes the Primp My Ride kid powered parade and fireworks. www.3ringweekend.com

July 3, 7 p.m.
Free concert at Dillon Amphitheatre with Hot Lunch

July 3, 11 a.m. to 7 p.m.
Summit County Arts Council Summer juried art show
Arts Alive Gallery, Breckenridge. (970) 453-0450 or http://summitarts.org/events

July 3, noon to 6 p.m.
Frisco Founder’s Day Celebration at Frisco Historic Park.
Summit Concert Band plays a noon with an ice cream social. (970) 389-2517 (band number) or (970) 668-3428 (town number)

July 3
Music of Hollywood
National Repertory Orchestra presents Music of Hollywood at the Riverwalk Center, Breckenridge. Music to be performed includes Corligliano's “Red Violin Chaconne” featuring Elizabeth Pitcairn, violin; Broughton's “Themes from Silverado”; Conti's “Gonna Fly from Rocky”; Williams' Jaws and more. (970) 453-5825 or www.nromusic.com

July 3, 5 p.m.
Barney Ford BBQ
Enjoy beer and BBQ just like Barney Ford did. Price of $10 includes BBQ (hamburger or brats) and beer. (970) 453-9767. www.breckheritage.com

July 3-4
U.S. Half Marathon
The Copper Mountain US Race Series Half Marathon returns for a fourth year of competition. In addition to the half marathon through the scenic Rocky Mountains, runners can test their skills with a 10K trail run, and the kids MaraFun. The exhilarating course starts and finishes in the heart of the Village at Copper. www.copperhalf.com

July 4, 10 a.m. to 10 p.m.
Breckenridge Independence Day Celebration
The weekend includes a colorful Independence Day Celebration on July 4. A 10K trail race fires up Independence Day morning, and the "Firecracker 50" bike race kicks off the Main Street parade followed by various activities and music throughout town. End the night with the National Repertory Orchestra as it performs a free concert at 8:30 p.m., followed by an extraordinary fireworks display (weather permitting). (970) 453-2913 or www.gobreck.com

July 4
Dillon Celebration, 10 a.m. to 9 p.m.
Enjoy music starting with the National Repertory Orchestra at 10 a.m. followed by old-fashioned 4th of July events starting at noon at Town Park with music by DooWop Denny, a children’s bike parade, a BOCCE tournament, pie eating contests, watermelon eating contests and more, followed by Dillon’s boat parade on the shores of Lake Dillon. Top off the evening at the Amphitheatre with a concert featuring the Walker Williams Band and evening fireworks displayed over Frisco Bay. www.townofdillon.com

July 4, 9 a.m. to 9 p.m.
Frisco’s Fantastic Fourth of July
Frisco Main Street parade, kids’ fishing derby and bike decorating contest, live music, Summit Choral Society (10 a.m.) and fireworks. (970) 668-5547 or www.townoffrisco.com

July 4, 9:30-11:30 a.m.
River Run Block Party and Bike Parade
Bring your bike; Keystone provides the decorations. Parade at 10 a.m. Free.

July 4, 9 a.m.
Garden Party
Annual Breckenridge Heritage Alliance Garden Party at the Barney Ford House Museum. Watch the Breckenridge 4th of July parade in style from the best view on Main St. $75 per couple. (970) 453-9767. www.breckheritage.com

July 5-11, all day
Breck Bike Week
Breck Bike Week offers guided group rides, bike-in movie nights, nutrition, fitness and open space best practices lectures, bike fits, kids' races, Tour de France viewing parties, high-end bike demos and more. Free and open to everyone. (970) 453-2913 or www.gobreck.com

July 6, 2-4 p.m.
Getting Familiar with Folk Art
Folk paintings from several countries have similar themes. Students will look at folk art from Mexico to India and choose their favorite style to create their own folk painting. $25. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 6, 5-7 p.m.
Beading is a Blast
Learn the basics of beading using our extensive collection of beads and findings. Participants will complete 2-3 projects of their choice including zipper pulls, key chains, earrings and bracelets. $39. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 7, noon to 1 p.m.
Historical Lunchtime Lecture Series
At the Frisco Historic Park and Museum Gazebo. (970) 668-3428 or www.townoffrisco.com

July 7, 2-3 p.m.
Read to a Dog
Elementary school children practice reading to therapy dogs. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

July 8, 3-5 p.m.
Herb Class
Create a whimsical herb garden complete with fairy furniture and dust. Kids of all ages welcome. Parents must join for any child under 10. $55. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or visit www.townofbreckenridge.com

July 8, 5:30-7:30 p.m.
Concert in the Park Series
Frisco Historic Park. (970) 668-5547 or www.townoffrisco.com

July 9, 4-6 p.m.
Block printmaking for teens
Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or visit www.townofbreckenridge.com

July 9, 7:30 p.m.
The BoDeans
A roots rock ’n’ roll band from Milwaukee. Enjoying great popular success since they formed in 1983, they have scored hits with songs “Good Things,” “Closer to Free” and “Only Love.” Riverwalk Center, Breckenridge. $27 in advance; $30 day of show. (970) 547-3100 or www.breckenridgemusicfestival.com

July 9
Angie Stevens and the Beautiful Wreck at 6 p.m. (free), followed by a free showing of “Hairspray” at Copper Mountain’s outdoor theater.

July 9, 7 p.m.
The Luv Brothers play a free bluegrass concert at Dillon Amphitheatre

July 9, 7:30 p.m.
Opera with Altitude
Includes songs of nature with James Kryshak, tenor with the Chicago Lyric Opera, and Kim Ruhland, pianist, at Colorado Mountain College, Breckenridge. $20 in advance, $25 at the door, includes coffee, desserts and refreshments. Benefits Continental Divide Land Trust. (970) 453-3875 or www.CDLT.org

July 10, 7 p.m.
Chris Daniels and the Kings play a free concert at Dillon Amphitheatre

July 10, 10 a.m. to noon
Bills Ranch Historic Tour
Meet at 120 Main St., Frisco. (970) 668-3428 or www.townoffrisco.com

July 10, 4-6 p.m.
Second Saturday
Stroll through the Arts District on each Second Saturday of the month and enjoy new exhibitions at the Breckenridge Theatre Gallery. Studios at the Fuqua Livery Stable and the Tin Shop will also be open. Free. Corner of South Ridge and East Washington Avenue. (970) 453-3364 or www.townofbreckenridge.com

July 10, 7:30 p.m.
National Repertory Orchestra Concert
Beethoven's Symphony No. 3. Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 10-11
Keystone JazzFest
Enjoy culinary and wine demonstrations while listening to live jazz entertainment. River Run Village. Free. www.keystoneneighbourhood.com

July 11, 1-3 p.m.
Music of Summit County Concert, free, Dillon Amphitheatre

July 12, 2-4 p.m.
Block Printing
Working with bold images an edition of five prints will be created that can be used to frame or as gift cards. One print will also be transferred to fabric. $25. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 12, 4-5 p.m.
Puppetry and Crafts
Crafts and puppets for elementary school children. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

July 12, 7-8:30 p.m.
Summit Choral Society Concert: America!
Patriotic and American choral classics from Cohan, Copland and more. Plus, sing along to your favorites at the end of the program. Silverthorne Pavilion. Free, donations accepted. (970) 468-8179

July 14, 2-3 p.m.
Read to a Dog
Elementary school children practice reading to therapy dogs. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

July 14, 6:30-8:30 p.m.
Life Drawing
A casual two-hour drawing workshop with a nude model. This open format class will strengthen your mass vs. line skills. No previous life drawing experience needed. $15. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 14, 7:30 p.m.
National Repertory Chamber Orchestra
NRO performs Vivaldi's “The Four Seasons” and Haydn's “Symphony #8.” Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 15, 5-9 p.m.
Mosaic Flowerpots
Learn to use mosaic nippers to cut ceramic and glass tile to transfer your design into a mosaic in this two-day workshop. $35. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 16
The Matt Clark Band
Band starts at 6 p.m. (free), followed by a free showing of “Julie & Julia” at Copper Mountain’s outdoor theater.

July 16
Doo Wop Denny plays rockin’ oldies at the Dillon Amphitheatre (free)

July 16-18
Parker Artists Guild Village Art Walk
The Parker Artists Guild is made up of a wide variety of artists living in and around the Douglas County and Denver Metro areas, bringing fine art and fine craft of all styles to Copper for this first annual Village Art Walk at Copper Mountain. http://parkerartistsguild.com

July 16-18
Dillon Arts Festival
Downtown Dillon. Artists from around the country display their best in this juried art show

July 16, 7:30 p.m.
Breckenridge Music Festival Concert — Happy Birthday, Frederic
A party for all who love piano, celebrating Chopin's 200th anniversary. Featuring Panayis Lyras, piano performing: Chopin — Ballade Op. 23, No. 1 Chopin — Polonaise No. 6 in A-Flat, "Heroic.” Riverwalk Center, Breckenridge. $25-$35 (970) 547-3100 or www.breckenridgemusicfestival.com

July 17, 10 a.m. to 12:30 p.m.
Clay Birdhouses
Parents and children will work together to create a functional birdhouse using clay, found objects and imagination. $35. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

July 17, 7 p.m.
Jakarta plays a free concert at Dillon Amphitheatre

July 17, noon to 4 p.m.
Old Fashioned Ice Cream Social
Old Dillon Schoolhouse Museum. Children of all ages are invited to Summit Historical Society’s old-fashioned ice cream social at the Old Dillon Schoolhouse and museum. The event will take you back to the days of old with ice cream cones costing 5 cents each

July 17, 10-11:30 a.m.
Historic Frisco Town Tour
Free guided tour of Frisco’s Heritage attractions. Frisco Historic Park and Museum. (970) 668-3428 or www.townoffrisco.com

July 17-19
Dillon Arts Festival
Artists from around the country display their best in this juried art show in downtown Dillon. www.mountainartfestivals.com or (970) 468-2403

July 17, 5-8 p.m.
Art and Wildflower Celebration
Continental Divide Land Trust hosts Art and Wildflower Celebration, an art show and sale to benefit the Land Trust. An artist will be painting at trailheads, and work will be available for sale at a ticketed event Saturday night and again at a public viewing on Sunday. Buffalo Mountain Gallery, Frisco. (970) 390-2173 or www.cdlt.org

July 17, 7:30 p.m.
National Repertory Orchestra Concert
Shostakovich's Symphony No. 1. Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 18, 11a.m. to noon
Music in the Mountains Concert Series
Whether it's a brass quintet, a jazz ensemble, or a chamber soloist, you are guaranteed a morning of beautiful music at the base of the Rocky Mountains. River Run Village, Keystone

July 18, 1-3 p.m.
Sharla Jackson plays a free concert at Dillon Amphitheatre

July 19, 5-8 p.m.
Celebrating American Girls
Girls of all ages are invited to join us at the Silverthorne Pavilion to celebrate girl-hood, featuring a showing of "Kit Kittredge, An American Girl." $10 admission includes a copy of the book "Meet Kit." www.silverthorne.org or (970) 262-7390

July 19, 4-5 p.m.
Puppetry and Crafts
Crafts and puppets for elementary school children. Sponsored by the Summit County Library. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

July 20, 2-4 p.m.
Kandinsky’s Painting to Music
Students will learn about the art of Wassily Kandinsky and how he listened to music to inspire his paintings. $25. Robert Whyte House, 127 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

July 20, 5-7 p.m.
Intro to Beading
$39. (970) 453-3364 or www.townofbreckenridge.com

July 20, 7:30 p.m.
Breckenridge Music Festival Concert: “The Schumanns, Husband & Wife”
Music for piano and strings from a couple at the heart of Romantic music. Featuring Panayis Lyras, piano with Kathryn Hatmaker and Nathan Olson, violin; Karl Pedersen, viola; Rebecca Gilmore and James Holland, cello; Clara Schumann — Three Romances for Violin & Piano and Piano Trio in G Minor, Op. 17 Robert Schumann — Piano Quartet in E-flat Major, Op. 47. Riverwalk Center, Breckenridge. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

July 21, noon to 1 p.m.
Historical Lunchtime Lecture Series
(970) 668-3428 or www.townoffrisco.com

July 21, 7 p.m.
John Adams & Friends
Free concert saluting John Denver music

July 21, 7:30 p.m.
National Repertory Chamber Orchestra
National Repertory Chamber Orchestra hosts conductor Octavio Mas-Arocas, performing Brahms “Symphony No. 3” and Debussy's “Iberia.” Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 22, 5-9 p.m.
Mosaic Flowerpots
Learn to use mosaic nippers to cut ceramic and glass tile to transfer your design into a mosaic in this two-day workshop. $35. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 22, 5:30-7:30 p.m.
Concert in the Park
Historic Park in Frisco. (9700 668-5547 or www.townoffrisco.com

July 22, 6:30-8 p.m.
Summit Concert Band and Ice Cream Social
Free event at Silverthorne Pavilion. (970) 389-2517

July 22, 7:30 p.m.
Breckenridge Music Festival Orchestra Opening Concert: Russian Festival
Featuring the Festival Orchestra and Maestro Gerhardt Zimmermann in the Suite from Tchaikovsky's Swan Lake ballet, and concertmaster Nathan Olson in Prokofiev's first Violin Concerto. Riverwalk Center, Breckenridge. $25-35. (970) 547-3100 or www.breckenridgemusicfestival.com

July 23
Rojos Calientes
Band starts at 6 p.m., followed by a free showing of “Year One” at Copper Mountain’s outdoor theater.

July 23, 11 a.m. to noon
Music in the Mountains Concert Series
Whether it's a brass quintet, a jazz ensemble, or a chamber soloist, you are guaranteed a morning of beautiful music. River Run Village, Keystone. Free. (970) 496-4FUN

July 23, 5-7:30 p.m.
Fairies and Dragons
Children will use their imaginations to express in clay their ideas about fairies and dragons using basic hand building, texture and the use of colored slips. $25. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

July 23, 7 p.m.
Free concert by Randall McKinnon Band at the Dillon Amphitheatre

July 24, 8-10 p.m.
Shawn Colvin concert
$15, unless you’re staying at Copper lodging. Copper Mountain. www.coppercolorado.com

July 24, 7 p.m.
Hamilton Loomis
Free concert at Dillon Amphitheatre

July 24, 10 a.m.
Valley Brook Cemetery Tour
Take a tour of Breckenridge’s historic cemetery. This tour is offered only three times per year. Learn about the history of Breckenridge and see the graves of the people who helped create the Breckenridge we know today. Also, Guide Hike to Iowa Hill is available this day. $10. (970) 453-9767. www.breckheritage.com

July 24, 10 a.m. to 2 p.m.
Classic Boat Show
Show and marina parade at Frisco Bay Marina. (970) 668-5547 or www.townoffrisco.com

July 24, 7:30 p.m.
Breckenridge Music Festival Orchestra Concert: Landmarks and Anniversaries
Composers Samuel Barber at 100 and Robert Schumann at 200: Beethoven a giant at any age equals three towering masterpieces. Featuring the Festival Orchestra under Maestro Gerhardt Zimmermann in Barber's Adagio for Strings and the Schumann Piano Concerto in A Minor with guest pianist Panayis Lyras. Riverwalk Center, Breckenridge. $25-$35. (970) 547-3100 or www.breckenridgemusicfestival.com

July 24, 4-5 p.m.
Summit Concert Band Burro Days Concert
Burro Races and one of the best markets at any event in Colorado, Fairplay's Burro Days celebrates Colorado's historic mining era. The Summit Concert Band will be back again to perform for this popular event. Fairplay Gazebo Park, 400 Main Street, Fairplay, Colo. (970) 389-2517 or www.BurroDays.com

July 24-25, (call for times)
“Aladdin Kids!”
Lake Dillon Theatre's Young People's Theatre Workshop presents “Aladdin Kids!” Welcome to the marketplace of Agrabah, where we’re about to begin the fantastic tale of the street rat who became a prince. This stage adaptation of the Disney film specifically for younger performers features hit songs including “Friend Like Me,” “Prince Ali” and “A Whole New World.” Aladdin, Jasmine, Jafar, Iago and the Genie battle for power and possession of the lamp, aided by the Junior Djinn — unique stage magicians invented specifically for this show. Dillon Amphitheatre, Dillon. (970) 513-9386 or www.lakedillonfoundation.org

July 25, 9 a.m. to 3 p.m.
’Vettes on the Rockies
The Town of Frisco hosts the Looking Glass Corvette Association’s 36th Annual Show and Shine Event. More than 500 Corvettes on Main Street. (970) 668-5547 or wwwlgca.com

July 25, 11 a.m. to noon
Music in the Mountains Concert Series
Whether it's a brass quintet, a jazz ensemble, or a chamber soloist, you are guaranteed a morning of beautiful music. River Run Village, Keystone. (970) 496-4FUN

July 25, 2-4 p.m.
National Repertory Orchestra Corporate and Volunteer Recognition Event
The National Repertory Orchestra hosts Corporate and Volunteer Recognition Event with Mark Russell Smith, conductor. Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 26, 9 a.m. to 4 p.m.
Plein Air Simplified
Amy Evans, professional plein air artist, will help you learn how to have a successful outdoor painting experience. Three-day workshop will cover complete painting studies as well as exercises in painting fundamentals. $350 without supplies, $400 with supplies. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 26, 4-5 p.m.
Puppetry and Crafts
Crafts and puppets for elementary school children. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

July 27, 7:30 p.m.
Breckenridge Music Festival Concert: Going for Baroque
An evening of music fresh from the composers‚ quill pens. Featuring Festival instrumentalists. Vivaldi — Concerto Grosso for 2 Violins and Cello in D Minor, Op. 3, No. 11, RV565 Bach — Concerto for Violin in E Major, BWV 1042 Vivaldi – Concerto for Oboe and Violin in B-flat Major, RV548 Handel – Trio Sonata for Flute and Oboe in G Minor, Op. 2 HWV 387; Corelli — Concerto Grosso for 2 Violins and Cello, Op. 6, No. 4. Riverwalk Center, Breckenridge. $25-$35. (970) 547-3100 or  www.breckenridgemusicfestival.com

July 28, noon to 1 p.m.
Historical Lunchtime Lecture Series
(970) 668-3428 or www.townoffrisco.com

July 28, 2-3 p.m.
Read to a Dog
Elementary school children practice reading to therapy dogs. Free. North Branch Library, Silverthorne. (970) 468-5887 or www.co.summit.co.us/library

July 28, 7:30 p.m.
Breckenridge Music Festival Cabaret Concert: You Say You Want a Révolution?
Songs from the Tony Award-winning score of Les Misérables, London West End's longest-running musical. Featuring festival vocalists Ilana Dorfman, Andrea Jaber, David Moffit and Daniel Boye in songs includin “I Dreamed a Dream,” “Master of the House,” “Castle on a Cloud,” “At the End of the Day,” “Who Am I?,” “A Little Fall of Rain,” “Do You Hear the People Sing?,” “Stars,” “On My Own,” “Empty Chairs at Empty Tables” and “Bring Him Home.” Riverwalk Center, Breckenridge. $25-$35 (970) 547-3100 or www.breckenridgemusicfestival.com

July 29, 5:30-7:30 p.m.
Concert in the Park Series
Historic Park, Frisco. (97)0 668-5547 or www.townoffrisco.com

July 29, 6-8:30 p.m.
Textile Club
Experiment with hand-painted silk. No experience necessary. $25. Fuqua Livery Stable, 110 E. Washington Ave. (970) 453-3364 or www.townofbreckenridge.com

July 29, 6-9 p.m.
Mad about Mud: Intro to Ceramics
A five-week workshop that teaches basic wheel throwing and hand-building techniques. $115. Quandary Antiques Cabin, 131 S. Ridge St. (970) 453-3364 or www.townofbreckenridge.com

July 29, 7:30 p.m.
National Repertory Orchestra and Breckenridge Music Festival Orchestra
National Repertory Orchestra and Breckenridge Music Festival Orchestra join for a classical concert conducted by Gerhardt Zimmerman. and Carl Topilow. Pieces to be performed include Theofanidis’ “Rainbow Body” and Mahler's “Symphony No. 3,” first movement. Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 30, 7 p.m.
Free TGIF concert at Dillon Amphitheatre

July 30, 11 a.m. to noon
Music in the Mountains Concert Series
Whether it's a brass quintet, a jazz ensemble, or a chamber soloist, you are guaranteed a morning of beautiful music. River Run Village, Keystone. Free. (970) 496-4FUN or www.keystoneneighbourhood.com/index.php /event_calendar/

July 30, 5:30-7 p.m.
National Repertory Orchestra Pre-Concert Reception
Summit Public Radio & TV hosts a pre-concert reception at the Fox Ridge Gallery in Breckenridge. For more information, e-mail sznngrn@gmail.com. Concert at 7:30 p.m. is Topilow Pops, featuring Peter Simon on piano performing Gershwin's “Rhapsody in Blue.” Riverwalk Center, Breckenridge. (970) 453-5825 or www.nromusic.com

July 30
Angie Stevens and the Beautiful Wreck
Free concert at 6 p.m., followed by a free showing of “Breaking Away” at Copper Mountain’s outdoor theater

July 30 to Aug. 1
Bluegrass and Beer Festival
Keystone celebrates down-home cooking and mountain music while 25 of Colorado's finest microbreweries showcase their unique creations at River Run Village. (970) 496-4FUN or http://www.keystoneneighbourhood.com/index.php/event_calendar/

July 31, 7:30 p.m.
Breckenridge Music Festival Orchestra Concert: A Night of Grander Opera
High drama, comedy and tragedy all rolled into song. Overtures & Arias from Mozart's Magic Flute, Verdi’s Rigoletto and Puccini's Madame Butterfly. Featuring the Festival Orchestra under Maestro Zimmermann and festival vocalists. Mozart's Magic Flute Gounod's Romeo and Juliet Verdi's Rigoletto Rossini, Bizet, Bernstein Puccini's Madame Butterfly Special guest Kevin Chen, winner of the 2010 Wells Piano Competition, in Mozart's Piano Concerto in C Minor. Riverwalk Center, Breckenridge. $25-$35 (970) 547-3100 or www.breckenridgemusicfestival.com

July 31 and Aug. 1
Dillon Open Regatta
Bring your lawn chairs or blankets to Marina Park in Dillon and watch as the shifting winds of Lake Dillon challenge the mental and physical skills of top sailors

July 30 to Aug. 1, 10 a.m. to 5 p.m.
Colorado Gold Panning Championships
The Gold Prospectors of Colorado present the state gold panning championships and the world dry-panning championships. Experts are on-site for public demonstrations and instruction. (970) 453-2913 or www.gobreck.com

July 30 to Aug. 2
Courage Classic
The 21st Annual Children's Hospital Courage Classic returns to Copper Mountain for three consecutive, fun-filled days of cycling over three Rocky Mountain passes at the height of summer. About 2,000 riders hit the roads from Leadville to Summit County and back, for a 157-mile ride, encompassing backcountry roads, challenging climbs and as always, picturesque views, all in an effort to raise money for The Children’s Hospital in Denver. www.couragetours.com

July 31, 7 p.m.
Sinatra Big Band Tribute at Dillon Amphitheatre, free

Another Round of Reasonable Perspective
"There is no question that we face formidable, long-term structural problems with our economy – problems that have made US markets less attractive in recent years. But these problems are surmountable. We have no qualms saying that the spirit of innovation and entrepreneurship that has defined America in past crises will prevail today.

Though housing remains tepid and debt and deficit levels are rising, compared to the rest of the world the United States is in good shape. Our economic fundamentals are sound: manufacturing levels are up and interest rates and inflation are low. What's more, the broader economic recovery is translating into meaningful employment improvements and corporate-profit growth that could potentially reach a record high in this year's third quarter.

Risks clearly remain, but markets are always fraught with risks: there are no perfect markets. To the contrary, when markets seem the most perfect, that's when they are the most risky, as the housing and mortgage markets post-2006 have so painfully revealed. Things still aren't so rosy today, but that's okay, because we're sure that better days lie ahead."

And now for your Tuesday Coffee Break...I want to thank the amazing team at Summit Real Estate for "holding down the fort" while I was gone.  They enrich my life everyday!  Our business wouldn't be where it is today without their commitment, help and support.  Now for today's quote:
 
"Even 'Super-You' needs help and support. There is no shame in asking for assistance. Push aside the pride and show respect for the talent others can bring to the table.

And, remember that there is no such thing as a single-handed success: When you include and acknowledge all those in your corner, you propel yourself, your teammates and your supporters to greater heights.
                                - Author Unknown.

Question:  Allison, my wife and I own three properties in Wildernest that we’d like to fix up and sell.  We understand that the market is difficult right now everywhere (although we’d hoped it wouldn’t hit Summit County like it has!)  What repairs should we make to maximize our investment?

Answer: Great question.  Fixer-uppers with upside potential were in high demand when the market was appreciating at a fast pace. Once depreciation took over, speculators disappeared until 2009, when low-end foreclosure properties in some areas of the country became hot properties -- particularly if they were selling at a 50 percent discount from the national peak in summer 2006 (our peak in Summit County was late 2007-08).

Fixers priced over $500,000 aren't as easy to sell today. Most buyers in higher price ranges are buying a home to live in. They want a home in move-in condition that will suit their long-term needs.

There are exceptions. In high-demand market niches with few listings, there is occasionally a fixer-upper that draws a lot of attention. Usually, these fixers sell to buyers who will live in the property and fix it up themselves to save money. Often this is the only way they can afford to move into the neighborhood.

Sellers of fixers in such neighborhoods should make their property as presentable as possible by cleaning out clutter, both inside and out. Many homebuyers can't visualize a property's potential. It's often worth a modest investment to show the house at its best advantage.

Cosmetic improvements, such as painting, replacing outdated floor covering, or refinishing worn hardwood floors can pay off. Some fixers are staged, even though the property needs a lot of work, so that buyers can envision themselves living there.

Presale inspections will help buyers make a decision about whether or not to tackle the project. Make reports available to buyers before they make an offer to avoid having to put the home back on the market if the deal falls apart because the buyer's inspectors discover defects not previously disclosed.

HOUSE HUNTING TIP: How much you spend preparing a fixer for sale depends on several factors. How much did you pay for the property? How much do you owe against the property? Is there demand for fixer-uppers in your area? Finally, how much does your real estate Broker think you can sell the home for given current market conditions?

Sellers who have equity in their home and cash to invest in fix-up for-sale work should consider making cost-effective renovations, like a kitchen upgrade, but not an entire renovation. Ask your Broker what the home would sell for with and without these improvements before doing anything to it.

The investment may not yield a profit, but could recover the costs when the home sells. In areas where fixers aren't selling, sellers might need to enhance the property to sell at all. A good real estate Broker should be able to provide references for reliable, reasonably priced professionals who can do the jobs for sellers who haven't the time or expertise to do the work themselves.

Buyers who bought at the peak may not be able sell for even close to what they paid. One possibility would be to rent the property, if it makes sense financially. You may need to fix up the property somewhat to attract a good tenant. Consult with a certified public accountant about the tax consequences of converting a single-family residence to a rental.

Another option, if you don't have to sell now, is to stay put for awhile and fix the property up gradually over time. Avoid investing a large amount of money in the hopes of getting a bigger return.  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   

Thursday, June 17, 2010
8:00 p.m. to 9:30 p.m.
    

BBQ Kick-Off Concert – Join us as Frisco welcomes BBQers from around the country for a free concert featuring the Radiators on 5th & Main Street on the Music Stage. Beverages will be provided. No outside alcohol. No Pets

 
Friday, June 18, 2010
11:00 a.m. to
9:00 p.m.
    

BBQ Challenge opens to the public

11:30 a.m.to
12:30 p.m.
    

 Chef Demonstrations – Vaughn Hobbs
Viking Kitchen (2nd & Main)

12:00 p.m.to
5:00 p.m.
    

KSMT “the Mountain” presents the Swifty Swine located between 3rd and 2nd Avenue, on Main Street. Top of the hour, every hour.

1:00 p.m.to
3:00 p.m.
    

Music Entertainment – Army Dixieland Band
Music Stage (5th & Main)

3:00 p.m. to
5:30 p.m.
    

Music Entertainment – TBD
Music Stage (5th & Main)

5:00 p.m.to
7:00 p.m.
    

 Chef Demonstrations – Brian Malarkey
Viking Kitchen (2nd & Main)Award-winning executive chef and finalist on Bravo’s Emmy nominated ‘Top Chef‘ will be taking the stage Friday, June 18 at 5:00p.m. Along with the help from ProStart students, Brian will be cooking up one of his favorite recipes using specially delivered Alaskan Salmon.

6:00 p.m.
    

Stranahan’s Whiskey Rub It, Smoke It, Sip It BBQ Tour (reservation required)

6:00 p.m. to
8:00 p.m.
    

Entertainment – TBD
Music Stage (5th & Main)

 
Saturday, June 19, 2010
10:00 a.m. to
5:00 p.m.
    

BBQ Challenge opens to the public

10:00 a.m.to
4:00 p.m.
    

KSMT “the Mountain” presents the Swifty Swine  located between 3rd and 2nd Avenue, on Main Street. Top of the hour, every hour.

10:30 a.m. to 11:30 a.m.
    

Entertainment – TBD
Viking Kitchen (2nd & Main)

11:30a.m.to
12:30 p.m.
    

Chef Demonstrations – TBD
Viking Kitchen (2nd & Main)

12:30 p.m. to

3:00 p.m.
    

Entertainment – New Riders of the Purple Sage

Music Stage (5th & Main)

2:30p.m.to
3:30 p.m.
    

Chef Demonstrations – TBD
Viking Kitchen (2nd & Main)

3:30 p.m.
    

Awards Ceremony for BBQ
Viking Kitchen (2nd & Main)

4:30 p.m. to
6:30 p.m.
    

Entertainment – Bonerama
Music Stage (5th & Main)
 

6:00 p.m.to 8:00 p.m.
    

BBQ Happy Hour – Frisco Restaurants continue the party with drink specials and good times.

If you are in town, stop by and say hello!

Warmly,

Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Margaret Bowes, Transaction Coordinator

1031 CHALLENGES IN A CHANGING ECONOMY!

Decisions — Decisions!  It is more challenging in this economy to understand all the tax, lending and insurance issues which affect a successful 1031 Exchange transaction. Tax changes are forth coming. Lenders are requiring more equity & also limiting the number of investor loans.  Insurance is a challenge as well.  An exchanger needs to review many factors to determine if they can successfully complete a 1031 exchange.  

TAX REGULATORY PROPOSALS:
Capital gains tax rates have a high probability of increasing in 2011.  Currently, the 2010 long term capital gains tax rate is 15% for married tax payers that have income exceeding $66,800.  Publicly, the Obama administration has recommended an increase in long term capital gain tax rate to 20% and some members of Congress support a higher rate.  
Watch for changes in State Tax regulations for 1031 exchange recognition and tax rates.  As State legislators try to increase tax    revenues for their enormous budget deficits, both 1031 Exchange    recognition & capital gains tax rates are in jeopardy.  Currently, a proposed California Assembly Bill 2640 would eliminate a company’s ability to use 1031 exchange deferred tax treatment.  In Rhode Island, favorable capital gain treatment is no longer recognized for 1031 exchanges.  In Minnesota, the majority of 1031 exchanges are audited by state auditors. Many exchanges are being excluded from tax deferral treatment due to their ultra conservative interpretation of 1031 exchange regulations.   
Depreciation recapture has a current rate cap of 25% which Congress could change to match the current maximum individual tax rate of 35%.  Changing the cap rate on depreciation recapture would be a simple maneuver.  Then the Legislators could claim they have not raised taxes for individual taxpayers.  

LENDING ISSUES:
Commercial banks & mortgage lenders are creating incredible challenges for investors who need loans.  Lower appraised values of property, higher equity requirements by banks & the FDIC requirements for limiting the amount of bank lending that is available for real estate has created a shortage of lending options.  Additionally, FNMA regulations limit lending for investors if they have 3 or more investment property loans & their own principle residence loan.  Double check the availability of lending prior to initiating your 1031 exchange transaction.  Lastly, begin your lending request early in the 1031 exchange process as the loan processors, underwriters, SBA & bank officers are requesting more information & are not timely in responding to contract closing dates.  

INSURANCE ISSUES:
For any new insurance coverage a credit check is generally requested & will be utilized to calculate your premium rate.  Utilize your insurance broker to compare coverage & premiums to determine the most economic alternative.  By shopping for your insurance needs early in your replacement 1031 property purchase, you have the opportunity to minimize your premiums.
Prior to any contemplated 1031 exchange transaction check with your direct tax advisor regarding your own tax situation.  If you have a passive loss carry forward or a long term capital loss it could be beneficial for you to do an outright sale; a partial 1031 exchange or an installment sale for tax purposes. Additionally, if you have converted a rental property into your primary residence in the last 5 years you may receive only a prorated exclusion based upon how long the property was used as a primary residence.  
Planning is key to your successful 1031 exchange.   Utilize Bankers Escrow Corp. for your qualified intermediary needs.

And now for your Coffee Break..."All the art of living lies in a fine mingling of letting go and holding on."    ~  Henry Ellis   
 
 
Make it a great day.....

Warmly,

Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Margaret Bowes, Transaction Coordinator

In Summit County, we historically lag behind the national economy by 18-24 months.  When the majority of the economy has their big spike in prices in 2005-2006, we were still very steady and flat here, and then when the rest of the country took a nosedive is right when we saw our biggest appreciation in years!   Now, our values in Summit County are depreciating, but it's great to hear some good news on the national front.  Time will tell if history repeats itself or not.
 
And now for your Tuesday Coffee Break....."We tend to forget that happiness doesn't come as a result of getting something we don't have, but rather of recognizing and appreciating what we do have."     ~  Frederick Keonig

Have a great week! 

Warmly,

Allison Simson, Owner/Broker
Lynn Sustad, Buyer Specialist
Kelie Gray, Buyer Specialist
Anna Willis, Buyer Specialist
Kristi Warner, Client Care Manager
Margaret Bowes, Transaction Coordinator

It’s probably stating the obvious to say that it's a tricky, challenging real estate market out there, and, if you’re currently selling your house, you can use any kind of competitive edge. Professional home stagers can help you get it. Part interior decorator, part closet organizer, and part magician, they offer advice on upping the value of your home by sprucing up your interiors—all without any major renovations or shelling out of major cash. Basically, a home stager's job is to maximize your space, making rooms appear larger and feel more inviting (and desirable) with just a few clever design tweaks.

Intrigued by the idea of this home-makeover magic, we tracked down Donna M. Dazzo, president of Designed To Appeal, a New York-based home staging company, to share her tried-and-true tips for capitalizing on the worth of your house. “With things the way they are, the name of the game is to get your house sold, and sold quickly,” Dazzo says, before outlining her essential tricks to do just that:

Depersonalize. Hide anything—family photos, awards, trophies, your collection of antique teacups—that might interfere with a buyer feeling like your home could be theirs. People get really distracted when they’re surrounded by someone else’s personal stuff. Make your bathroom look like a hotel’s: no one wants to see your soggy loofah and half used bar of soap. Put all your beauty products in a shower caddy, so they can easily be stowed under the sink when you have a showing.

De-clutter. Most people have too much stuff, whether it’s tchochkes or paperwork or furniture. The goal is to create a sense of space in a room—and in all your closets. Fight the urge to shove all your stuff in your closets, since you have to be prepared for prospective buyers to open every last cabinet. An organized closet can send the message that as an owner, you’re the kind of person who doesn’t slack on any aspect (a leaky roof, a busted water heater) of maintaining your home.

Clean. Clean. Clean. No one wants to walk into a dirty house. Bathrooms and kitchens in particular should be sparkling. Don’t just do a surface clean—pay attention to hidden corners like the nook behind a toilet or the inside of your refrigerator. You never know where people are going to look. Use Febreze or reed diffusers to remove any odors, and invite a neighbor over to make sure there are no leftover scents, since living there may make you immune to the smell. Only about a third of Americans live with pets, so to be sure you’re not alienating the other two thirds of the population, remove all traces (leashes, litter boxes, dog beds) of animals.

Lighten and Brighten. You want to have as much light as possible filtering through your space. Start by cleaning the windows. Ditch the screens, which just add one more darkening layer. During an open house, make sure your shades are up. Check to see if all your bulbs are working, and replace low-watt bulbs with high-watt ones to ensure the place feels bright.

Paint. Walls are the bones of your home, and it’s super important to make sure they look fresh. Painting is relatively inexpensive if you do it yourself, and can have a huge impact on the way a place looks. Avoid non-neutral colors like red, purple, or loud yellow, since they won’t appeal to the majority of people. White can feel stark and cold, which doesn’t do anything to add to the appeal of a room. Try warm beige tones instead like Benjamin Moore’s Rich Cream or Natural Wicker.

Would you like a complimentary brochure on staging your home to sell?  Email - Info@SummitRealEstate.com and we’ll get one to you straight away!    

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