Come in and make this Treehouse your own!  Great location tucked away from the road, yet right on the bus route for convenience.  Nice setting in the Aspens and it's close to the owner's clubhouse.  Guest clubhouse offers a large indoor pool & hot tub area, fitness center, game room, racket ball, outdoor tennis courts and more!  Owner pets allowed and enjoy nearby Nordic hiking/biking trails.

Needs some love, but it's priced to sell.  Vacant and ready to move in now!   Main floor access and no stairs to this unit is a bonus.  Master bedroom has its personal bathroom with a shower.  Both bedrooms have lots of bright light pouring in all day with full closet space.  Natural wood burning fireplace, relax and stay warm after a busy day skiing/hiking the mountains. Unwind on your private peaceful deck that faces the aspens.

HOA dues include heat, electric, snow removal, trash pick up and cable TV.  Make this place your new home-sweet-home!

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! 

Jaw dropping views of Lake Dillon and the surrounding mountains from this 6th floor property.  Take the elevator up and enjoy the quiet and the splendid views from your private deck!  You can enter the garage from the inside of the building, so you can stay warm & dry!  Tastefully furnished with new paint, smart floor plan with room for the whole gang, and located on the bike path, bus route.  Close to Frisco Main Street for shops and restaurants with just a short drive to all the major ski resorts Summit County offers.

Great in-town location, yet tucked far back enough to enjoy the peace and quite of nature and mountain life.  Wonderful fitness room, shared hot tubs and common areas to lounge and entertain friends and family.

Perfect mountain getaway condo!  Visit today!

With pleasant views of Peak One, enjoy your day to day activities in this comfortable mountain condo.  Conveniently located on the main floor, quiet bldg, close to the club house, on the bus route & just a short drive to all the major ski resorts in Summit County! 

The location to 1-70 is very accessible to & from Denver, Resilient hardwood flooring, fresh paint, heat included, and new tile in the kitchen and bathroom are just a couple of features this unit has to offer.  The snow removal during winter months is well taken care of, and the new laundry facilities are great! 

Enjoy a large club house with extra amenities, full sized heated swimming pool, spacious hot tub, ping pong, billiards, and outdoor tennis and basketball courts!  Visit this perfect mountain getaway today!

Perfect Mountain Retreat! 

Escape to the high life in this wonderful top floor end unit!  Modern kitchen with a breakfast bar, an extra window in the bedroom along with a bedroom vanity sink!  Enjoy a private deck with fantastic views of the ski slopes and common area below.  Calm your soul to the sounds of Snake River and the wetlands nearby. Gas fireplace heats the place so well you won't even need to turn the heat on! 

You'll love this great condo in the heart of Keystone.  Take a walk to the lifts -or grab your fishing pole and head down to the Snake River.  Just minutes to River Run Village and all that Keystone Resort has to offer!   

 Enjoy resort living without the high resort price!

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

  Spectacular views of the surrounding mountains: Peak One, Baldy, Guyot and Buffalo Mountains in this uncluttered, spacious, bright place!

 Owner pets allowed with lots of National forest to get out and play in.  Live the high life from this "Watch Hill" condo complete with a club house and indoor/outdoor hot tubs.  Strap on your hiking boots or XC skis and you're 100 yards from your own wilderness experience!  The south wall of windows lets in the stunning views and warmth in the winter.  Enjoy the views of Lake Dillon and the wildlife from your private south facing deck.  Spacious and separate upstairs master bedroom for privacy- and did I mention the view?  It doesn't get any better than this!

Conveniently located on the bus route and just a short drive to all the major ski resorts Summit County has to offer!  Silverthorne Rec Center and the Outlets are just a couple added local attractions near this beautiful condo.

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   

Wonderful ski area views from the balcony of this charming 2nd floor property. Spacious floorplan, great windows and super views.  You'll sleep like a baby on the new mattresses after a fun day on the mountain.  Right next to the private outdoor spa with gated access to Dakota Lodge outdoor pool. This premium one bedroom in River Run is a great value. 

There are extra windows in this bright and spacious end unit with breathtaking views of the Continental Divide, Lake Dillon & the surrounding mountains!  Enjoy an open floor plan with a large kitchen which is great for entertaining!  Heat up in the outdoor hot tub on your private deck.  Unwind in the evening playing games with friends and family in the family room, or stay warm near the fireplace in the living room. Keep your car clean and warm in the garage along with all your outdoor toys.  Walk or bike to nearby trails, and just a short drive to 5 local ski resorts!  Not one but two master bedrooms & lots of extra room for more guests!  This townhome is the perfect mountain getaway!

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

Trees and blue skies are everywhere you look from the outside and inside of this inviting condo tucked into a wooded enclave with lots of tall, green trees.  Designed with lofty, vaulted ceilings and tons of windows.  Open living room, kitchen, dining area and deck are ideal for entertaining your guests, yet the separate bedrooms enable extra privacy and the extra loft ensures you'll have room for everyone.  Lots of extra storage.

A generous lot and mountain setting to conceive the dream home you've built in your mind over the years.  Where you can watch the sunset over the mountain as the last rays of light shimmer through the aspen trees.  Effortless accessibility to Frisco and all that entails. Fantastic building site:  great views, nicely treed.  In the county, so no transfer tax & few restrictive covenants.

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