Real Estate Information Archive


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What Your Money Can Buy - Fabulous One Bedroom Unit in Keystone

by Allison Simson & Joyce Nenninger

Are you looking for a fabulous one bedroom, one bath cozy condo that’s in move-in condition?  Then 8558 Expedition Station is the perfect Summit County property for you, whether you’ll use it as your mountain getaway, rental/investment property or permanent residence.  Fully furnished and tastefully decorated, this perfectly maintained one bedroom Keystone condo sleeps six people comfortably with a pull-out sofa and Murphy bed.   Walk to the slopes and new gondola or to the many shops and restaurants that this River Run location has to offer all while your car sits in the underground heated parking garage with elevator.

The open and bright living area with a gas fireplace and 42-inch flat screen TV is exactly where you’ll want to be relaxing after a long day of skiing or hiking in the mountains.  The heated pool and hot tub are accessible directly outside your private patio door where they are located just a short walk away in the scenic courtyard.  Fitness room, steam room, pool table in the lobby and individual ski lockers round out just some of the other amenities Expedition Station provides.  The roomy kitchen makes it easy to prepare your meals if staying is what you’d rather do while entertaining your family and friends in this condo where 539 square feet of living space is efficiently used.

HOA dues of $356/month include cable TV, wireless internet, electric, gas, heat, phone, security, common area maintenance, on site management, snow removal, common taxes, insurance, snow removal, water/sewer and trash pick-up.  Priced at $284,500 this wonderful condo is one you won’t want to miss having the opportunity to own.


Looking to Buy?  Not ready to speak to a broker?  Visit 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, or email us at [email protected]

Tuesday Morning Coffee- Fun in the Snow!

by Allison Simson & Joyce Nenninger

Happy Tuesday Morning! 

As I look out my window at the mountain peaks that have a "powdered sugar" dusting of mind has wandered to all of the options we have for fun in Summit County, Colorado.  Looking for some winter fun options? If you're looking for some new fun in Summit County and you're a snow lover, you may have never heard about Summit County’s hut system. Here is some information for you to learn more and to whet your appetite for some big time backcountry adventures.


As locals and visitors gather their ski gear and anxiously await Colorado’s perfect “Champaign powder”, rest easy in the fact that there is a way to enjoy the untracked powder and without standing in lift lines. Summit Huts Association and 10th Mountain Huts are two groups that work together to maintain 33 huts in Summit County and throughout the Colorado Rocky Mountains.  These huts are open to the public and their purpose is to provide opportunities for education about self- sufficiency, the high altitude environment, backcountry ethics, winter and avalanche safety.


These huts are located within the National Forest and are accessed by mostly non-motorized trails.  They are located 1 to 10 miles from trail heads and can be found between Breckenridge and Vail, Leadville and Aspen.  Each of the huts have 2 to 5 different access trails of varying elevation gain and distance to travel.  Winter sports enthusiasts of all backgrounds can take advantage of the hut system.  You can skin up on skis, walk up with snowshoes, glide up with cross country skis or if you are lucky and weigh under 30 pounds you may even get carried in on mom or dad’s back.  Some people go to the huts to enjoy being in a pristine, beautiful environment, some go to find fresh, untouched powder stashes and others go to indulge in the silence and curl up with a good book.  Whatever your reason, there is something for everyone on a hut trip and it is an opportunity that should not be missed by folks looking for an adventure.


All of the huts are unique and have different amenities.  Of the 34 huts in the system there will surely be one that suits your fancy. The huts vary in size and have a capacity from 2 to 20 people.  They typically consist of one or two private rooms and bunks that will sleep several people.  Each hut offers different levels of creature comforts; some have wood burning stoves for heating and baking.  Each of the huts has propane burners for stove top cooking and offer kitchen supplies and cooking and eating utensils.  If you choose the right hut you may have the luxury of a sauna to relax in after a long, adventurous day of skiing in the backcountry.  The huts provide beds and solar powered lighting, but plan on bringing your own sleeping bag.  The huts don’t have running water but snow can easily be melted to provide water.  Most of the huts have outhouses but some do have indoor composting toilets. Your meals are up to you – as elaborate as you care to carry and prepare.


Don’t travel unprepared into the backcountry. Some of these trips can be quite grueling so start your training program now. It could take 2 to 12 hours to navigate to your selected hut and not all of the trails are marked.  Be sure to select a party leader who has knowledge of the backcountry and the ability to guide the group. The huts do not have telephones and cell service can not be relied upon. If there is an emergency your group has to be ready for self rescue.  You will be responsible for the fees associated with a backcountry rescue.  Ask lots of questions and be prepared before you travel into the backcountry. Rest assured, your rewards will far outweigh your efforts!


Now is the time to make your reservations - they fill up fast!  For more information or to reserve your space for this winter, go to or call 970-925-5775.

Stay warm and safe out there in the backcountry. And remember, if you’re looking for shelter that is not quite so remote or rustic, you can always call Summit Real Estate to find a cozy place to call your own.


Warmly,Go Green 2

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

What Your Money Can Buy ~ A Parade of Homes Winner in a Quiet Setting

by Allison Simson & Joyce Nenninger

What Your Money Can Buy


A Parade of Homes Winner in a Quiet Setting


115 Arnica Lane in Silverthorne is a beautiful mountain home that will certainly exceed your expectations.  With beautiful Normerica Post & Beam construction, this 5 bedroom, 5 ½ bathroom single family home boasts over 4000 square feet with a well-laid out floor plan.  Off of the main floor master you’ll find a stunning great room with a wall of windows that reveals spectacular views.  This quality home was built in 2001 and won multiple Parade of Homes awards in 2002.  Sold fully furnished, you will instantly see the value in the quality of beautiful furnishings throughout the home.  Enjoy the quiet and pretty setting on the generous lot that is nearly an acre, as well as from the large deck with hot tub off of the great room, private deck off the master bedroom, and lower level walk out.  There’s plenty of room for multiple families with a bathroom for each bedroom, which affords everyone lots of elbow room.  A lofted office, large laundry and storage area, second family room, storage room which is plumbed for use as a sauna, heated garage floor, sprinkler and central vacuum systems are just a few of the extra features you will find at this home. 


Located in the beautiful Three Peaks subdivision you are close to all that Summit County has to offer.  If you don’t want to leave the neighborhood then just down the street and within minutes you can enjoy golfing at The Raven in the summer, or cross-country skiing and snow-shoeing in the winter.  Ready to hit the slopes?  Because this home is centrally located you can be on I-70 in less than 10 minutes and on your way to Keystone and Breckenridge, or west to Copper, Vail and Beaver Creek. 


There are numerous homes for sale in the Three Peaks/Eagles Nest subdivision right now, but once you see 115 Arnica Lane you will know that this gem stands out above the others.  Priced at $1,199,000 and $294/square foot, this mountain home is one of the two lowest priced per square foot and in position to be the next sale.   In the past two months, five homes in this neighborhood have closed with sale prices ranging from $965,000 to $1,625,000 and one home is currently under contract.  This is a very good sign that we are seeing some of the inventory here at Three Peaks moving.  With the abundant square footage and space, larger lot and beautiful furnishings being sold with the home, this is an opportunity to have your own mountain getaway that just can’t be beat! 



Looking to Buy?  Not ready to speak to a broker?  Visit


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, or email us at [email protected]


5 reasons your home hasn't sold

by Allison Simson & Joyce Nenninger

5 reasons your home hasn't sold

Don't fall short on showings, Web marketing

You listed your house at the price that your Realtor suggested. You have staged the house and it looks like a showcase. There have been no offers and only one or two showings. What could the problem be?

Usually, when a house doesn't sell, it's due to one of five things: price, accessibility, condition, location, and/or marketing.

1. Price (or is it price range?) rules all
In most cases, the reason a property doesn't sell is the price. In today's market, however, you can be priced perfectly, but if you're in the wrong price range your property won't sell. In other words, your property can be in perfect condition and in perfect alignment with the comparable sales and it can still sit on the market for months. The reason? The credit crunch.

The first-time-buyer market has been flourishing, largely due to the first-time-buyer tax credit of $8,000. Homes that require financing over and above the "conforming loan limits," however, are languishing on the market. A conforming loan meets the guidelines to be purchased and securitized by either the Federal National Mortgage Association (Fannie Mae) or the Federal Home Loan Mortgage Corp. (Freddie Mac).

Both of these government-sponsored entities (GSEs) are in conservatorship and may require a taxpayer bailout. The magnitude of this issue is huge. According to Wikipedia, Fannie and Freddie currently own or have guaranteed about 50 percent of the U.S. $12 trillion mortgage market.

Conforming loan guidelines include a maximum loan amount determined by geographical region as well as the requirements to meet certain downpayment, credit and debt-to-income requirements. Go online to view the loan limits in your area for Fannie Mae and Freddie Mac.

In most areas, the maximum amount that you can obtain for a conforming loan is $417,000. In certain expensive areas, the maximum loan amount that a borrower can obtain is $729,750 (through the end of the year, unless these upper limits are extended). These numbers are higher for Alaska, Guam, Hawaii and the U.S. Virgin Islands.

Thus, if your property is priced more than $450,000, the reason it may not be selling is that buyers are unable to obtain financing to buy it. A second reason is that if your home is a "move-up" property rather than a first-time-buyer property, your potential buyers may be unable to sell their existing properties in order to buy your property.

If your property is too expensive to fit into the conforming loan category and you have a considerable amount of equity in your home, some sellers have been able to sell by carrying some or all of the buyer's financing. In fact, 35 percent of the properties in the U.S. are free and clear.

2. Accessibility
Is your house easily accessible? Do you have a lockbox that allows agents to show the property easily? Do you have animals inside the property that could keep people from showing it? What about Short – Term rentals- you should think about cancelling them while the property is on the market to maximize showings. Do everything in your power to make showing your house as easy as possible.

3. Condition
Does your house show like a model or is it a mess? Is the house cluttered with your personal belongings or have you cleared out as much as possible? As my listing agent said when we listed our house, "It's not your house anymore-think like a buyer." Your goal is to help the buyer imagine that your house is their future home.

4. Location
The old cliché says real estate comes down to three things: "location, location, location." Obviously, there's not much you can do about where the property is located. The only option is to make sure the price is adjusted accordingly.

5. Marketing
Does your Broker have a written marketing plan? Did he or she have a video tour made of your property? Is your listing being marketed on at least 30 major listing portals and 15 major video portals?

Is your property on, your local multiple listing service, plus Craigslist, Cyberhomes, Trulia and Zillow? If not, make sure your Broker takes immediate steps to market your listings at some of the most-visited online real estate sites. If your Broker has no idea how to do this, when your listing expires search for someone who does.

If you are having trouble selling your home, carefully evaluate where you stand on each of these issues. If there's an area that needs improvement, don't wait. Address these issues today to get your property sold tomorrow.

Bernice Ross, CEO of


For answers to your real estate questions, call Allison at 970-468-6800. Email - [email protected]. 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   

Tuesday Coffee Break- Attitude is everything!

by Allison Simson & Joyce Nenninger

Happy Tuesday to you! 

It can be difficult to discern the truth about our current market since there are so many variables to take into account.  I thought this was an interesting article in today’s Summit Daily News  and thought you might enjoy it too!  I like the concept that it's unfair to compare this years' performance to the previous few years since those years saw record numbers.

For Vail Resorts nowadays, ‘Less bad is the new good’

 Analysts say Vail Resorts’ big dip in earnings is no surprise
  BROOMFIELD — Vail Resorts is trying to do what every other company in America is trying to do — predict the unknown.
  That’s what ski industry analysts say of the company’s earnings announcement that came Thursday along with vague ideas of what’s to come in 2010. The announcement showed a 52.4 percent decrease in net income from the year before, but analysts say it’s an unfair comparison. Ralf Garrison, president of Advisory Group, a consulting company that focuses on the travel industry, said travel and resort companies like Vail Resorts are faced with the dilemma of com¬paring performances in fiscal year 2009 to the previous year, which was a record year. Vail Resorts CEO Rob Katz called the fiscal 2009 results “solid” during a recent conference call with media and investors.
  “Less bad is the new good,” Garrison said. “While previous years might otherwise measure how good things are in performance, now we’re measuring how bad things aren’t.”
  For Vail Resorts, things aren’t any worse than any other tourism-based businesses. Jerry Jones, a developer and ski resort consult¬ant, said he thinks Vail Resorts is positioned as well as anyone, if not better, to get through the economic downturn.
  “I don’t think there’s anybody in Colorado who will do as well as Vail Resorts because Vail Resorts has the best package by far,” Jones said. “Vail will succeed where others will not.”
 Changing landscape
  The package is changing, though. Vail Resorts has adjusted strategies in the areas where the company under-performed compared to previ¬ous years, Garrison said. The biggest thing the company is adjusting toward is the shift in destination skiers to local and regional skiers.
  Skier visits were actually up at Vail Mountain in fiscal year 2009. The company was able to keep skiers coming to the resort, but the money those skiers are now spending is significantly less, Garrison said.
  The company is anticipating and reacting to that fact by changing its marketing and sales strategies, Garrison said. The company is going from conventional print media that reaches an established national market, to a shorter term, largely electronic-driven messag¬ing system, Garrison said.
  “That should give them more flexibility to be nimble with the changing market so they can deliver the right message to the right market at the right time throughout the season,” Garrison said. The move is the right move, Garrison thinks, referring to Charles Darwin’s theory that the most adaptive people are the ones who survive. Jones said Vail Resorts is probably in a bet¬ter position this year than it was last year, because of the experience in fiscal 2009 that has prepared the company.
  “I think they’re doing a good job in control¬ling their costs,” Jones said. “Anticipation for a slower season should be able to allow (Vail Resorts) to be better off.”
  In predicting the upcoming ski season, Jones and Garrison agree it’s hard to do. The Epic Pass is definitely keeping skiers coming to the resorts in Eagle and Summit counties, but the question is will they spend more this year, Jones said.
  “I think that it could be a little bit worse (this season),” Jones said. “I think there could be a slight decline in business for the coming year and the coming year will be somewhat similar to this last year.”
  Garrison said the big shift in mountain resort companies venturing into real-estate develop¬ment is likely going to shift backwards. While Vail Resorts is somewhere in the middle, Garri¬son said the company is lucky compared to other big ski companies that immersed them¬selves in real-estate development.
  “The companies who got over-leveraged who had more out there when the market shifted were not easily able to adjust,” Garrison said.
  That message of the least bad equaling the new good is going to carry on in Vail, Garrison suspects. Where Vail Resorts stands out is in its ability to adjust and react, he said.
  “Vail Resorts has interests in other resorts as well. The picture is different in each destination, but their diversity keeps their eggs from all being in one basket, which helps,” Garrison said. “Because they’re strong financially and well¬operated, they ought to be in a good position to capitalize on the recovery when it comes.”


I've been reading a book called "The Energy Bus".  It's a story about a man who has fallen into a rut at work and at home and how he finds new energy.  We've all heard the saying "attitude is everything”- and it really is!  Here are some other reminders that I picked up from the book:
Every problem has a gift for you in its hands.   You can choose to see the curse or the gift.

 If you don’t take responsibility for your life and control of your bus then you can’t take it where you want to go.

Unfortunately, it takes a crisis for so many of us to change.

Sometimes we have to see what we don’t want, to know what we do want.
Every crisis offers an opportunity to grow stronger and wiser; to reach deep within and discover a better you that will create a better outcome.

The Law of Attraction:  The more we focus on something, the more we think about something, the more it shows up in our lives.

If you want to change your situation you must first change your thoughts
In the changing real estate market we've experienced the last 2 years, I've had to step back and remind myself of some of these "gems".  There's always a silver-lining in a tough situation...sometimes you have to really search for it.  We are all responsible for our thoughts and our accountable.  I especially like the quote "every crisis offers an opportunity to grow stronger and wiser; to reach deep within and discover a better you that will create a better outcome"...what have you learned in the past year that has made you a better person?   Keep smiling and stay positive!!!
Make it a great day.....

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Contact Information

Photo of Summit Real Estate Real Estate
Summit Real Estate
The Bright Choice
330 Dillon Ridge Way, Suite 10
Dillon CO 80435
Fax: 970-468-2195

Allison Simson, Owner/Broker, is a licensed Colorado Real Estate Broker