This post is courtesy of one of our favorite landscape architects, Laurie VanZandt of Utah.  She does an excellent job at defining spaces, transitioning to indigenous vegetation and well, keeping outdoor living spaces at their best.  Several area homes in Park City, Deer Valley, Eden and Huntsville bare her signature.

Putting Your Garden to ‘Bed’ for the Winter

Autumn in the Ogden Valley is amazing.  The shadows are so defined, the light is amazing, the color show seems to go on and on.  However, it can also be very fickle – one day has gorgeous blue skies and  ‘shorts and sweater weather’, and the next day can be a wet soggy mess with freezing temperatures.  This can make it difficult to know what to do and when to put your garden to ‘bed’ for the winter.

 Fall Garden Preparation

There can be lot to do in the autumn garden to prepare for next spring’s growing season.  Usually fall clean ups will begin in mid to late October.  Use sharpened, clean clippers to avoid spreading diseases.  Sometimes perennials may still be in bloom, and it can seem too soon to cut them back when they are still showing so much green.  The option can be to wait until spring to cut them back, but the new shoots will then be growing up through a soggy mass, and it can be much harder to clean the plant up.  In general, cut all perennials and ornamental grasses to the ground. Fall is also the time to divide any spring blooming perennials that have gotten to be too big.

 Shrubs and trees are easier to prune in the fall, as the foliage will have dropped.  Prune out any crossing, dead or damaged branches. Shape the plants by cutting back overly long branches.  Maintain a natural shape and avoid turning shrubs into ‘balls’ or ‘boxes’ unless you are desiring to create a hedge.  Pull out all the spent plants in the vegetable garden.  This is a good time to start a compost pile if you haven’t already. Any garden art, furniture and planting containers that are not frost resistant should be stored inside.

 Late autumn, before the ground freezes, is the best time to plant spring blooming bulbs.  Tulips, daffodils, allium, and crocus among others, all do well in the Valley. Daffodils will be the least likely to be nibbled on by deer, and now come in a wider range of color.  Pansies can also be planted at this time, will overwinter, and give an early spring bloom as soon as the snow melts.

 Utah is one of the driest states in the nation, and our falls and early winters can often times have very little precipitation. Evergreens will suffer without regular water until the ground freezes. You will often see dead or dying spruce and pines in the spring after a particularly dry fall, even if we had an extremely wet winter. If the root ball is dry going into winter, evergreen trees and shrubs will struggle. To avoid this, after irrigation has been turned off, deep water pines, spruce and fir every two weeks or so until the ground is frozen unless there is significant rainfall.

 Late Autumn and Winter gardens can be some of the most beautiful. Long shadows create such interesting patterns and texture against windswept snow.  Landscape architecture elements such as stone walls, water features, obelisks and other sculptural pieces can add structure and silhouette. Evergreen foliage, interesting bark, rose hips and berries can add color and will also attract birds.

Laurie Van Zandt

The Ardent Gardener Landscape Design

801.388.8103

 info@theardentgardener.net

www.theardentgardener.net

Eden Utah Home for Sale

5752 E Elkhorn Drive, Eden, Utah

One of Eden, Utah’s finest, this well proportioned mountain home is a perfect 10 in Ogden Valley, Utah.  Located in the Wolf Creek Utah development, enjoy  close proximity to the Wolf Creek golf course, hiking trails, pool, fitness center and Utah’s world class skiing.  Boasting views of the reflective waters of Pineview Reservoir with Snowbasin as a back drop brings the outdoors in through large picture windows.  It is a mere 8 minute drive to Powder Mountain Ski Resort, perfect for first tracks on a powder day.

Immediately notice the detail in this 5,000 square foot Utah ski home as you step in the front door.  Accented with large alder crown mouldings, plaster accent walls, stunning hardwood and travertine floors creates a luxurious warm feel.   With 12 foot ceilings and an open floor plan, it feels like home and provides the space necessary for any gathering.

The main floor has two bedrooms and two full baths which includes the luxury of having the master suite on the main floor.  The master bedroom opens up to the large covered deck viewing the beautiful Ogden Valley and features a private stone fireplace.  Gather and entertain in the kitchen adjoining the great room with commercial grade appliances, large granite counter tops, custom cabinetry and spacious layout.  Lounge in the great room while warming up next to the authentic rock fireplace with built in book shelves and view Pineview Reservoir and Snowbasin out of the large glass windows to the south.

The lower level is designed for fun and gathering  with an additional kitchen including all appliances and a granite countertop bar.  It is perfect to accommodate any guests with 2 bedrooms, walk-in closets, a full bathroom, and a hot tub for those après ski recoveries. The large family room is big enough for just about anything imaginable including the space for ping pong tables, air hockey tables, and shuffle boards.  Come bring your friends and relax in the great theater complete with stadium seating and a main projection screen for viewing cinema favorites.

This fully landscaped home is perfect for those that love the mountains, enjoy beautiful views, and who love to relax.   Powder Mountain, Snowbasin, and Wolf Mountain Ski Resorts are in close proximately, and the heated driveway makes an easy access after a long day on the slopes.  There is plenty of storage space and even a 3 car garage to store any winter or summer equipment you may have.

Contact Mountain Luxury Real Estate, a division of Mountain Real Estate for information on this or any other home in Ogden Valley or greater Ogden area and let the local experts be your personal guide.

Mountain Real Estate Companies is proud to have offices in Eden, Ogden and Park City.  Please visit any of our sites for additional information or for our most frequent updates, follow us on Facebook or Twitter.  Our company has three divisions Mountain REO, servicing short sales and bank owned properties, Mountain Living, delivering quality homes and Mountain Luxury, featuring some of real estate’s most amazing properties.

888-9MY-UTAH

Do banks commit fraud?  Do they steer appraisals? They do.

There is so much talk about how borrowers have defrauded the system and manipulated appraisals.  Which I have no doubt they have but I represent several distressed borrowers trying to work out short sales and the lack of integrity on the part of some banks (not all of them) is astounding.

The Foreclosure

A Utah bank forecloses on a property and has an internal appraisal thirty days prior to the foreclosure for $275,000.  The borrower owes $276,000.  The bank buys the property back at the foreclosure auction for $245,000 and sues the borrower for $31,000 plus legal fees.  When this property was purchased the borrower put 30% down and had made payments for three years on a 20 year amortized loan.

The Deficiency Lawsuit

In the lawsuit the bank hires an expert witness, an appraiser, to testify to value.  This appraiser supplies an appraisal for $255,000.  In this second appraisal he utilizes comparable properties over 5 years old.  To be fair, it is a unique property but he specifically excludes comparable properties that would increase the value.

In the appraisers deposition he was asked why he has omitted these comparable properties.  He begins to speak and then halts, stating he can’t recall.  Upon asking how the appraisal was ordered he replies, “the bank representative ordered it.”  In the appraisal submitted from the “expert”, the foreclosure value was disclosed at the time he ordered it and it is likely he was steered toward a value.  This is extremely common with local banks.

Fortunately the client had a great attorney, Celeste Canning PLLC, and myself, real estate broker Brandi Hammon, from Mountain Real Estate Companies to research the appraisal.  Celeste caught the previous appraisal done 30 days prior by the same appraiser on file with the bank.  Once the banks lawyer sent it over it was substantially higher and oddly enough included a comparable he omitted on the second one.  It is likely high enough to dismiss the deficiency and pursue the bank for legal fees.

Why are appraisers potentially biased toward banks?

One appraiser I tried to hire for a client with a pending foreclosure from a local bank stated he could not appraise the property due to a potential conflict with the bank.  The conflict?  They give him a lot of business.  Appraisers evaluate the bank’s foreclosed properties.  They are required to do this periodically by the FDIC in order to substantiate the value the bank has allocated to the property.  If the property is valued lower than what is on the balance sheet, they are forced to write the value down to match the appraisal.  So if a bank is hiring an appraiser to value the property once for the foreclosure sale and then again between two and four times per year by FDIC regulations they have a very valuable client.  The bonus is that there is very little exposure to litigation in these situations versus when a buyer purchases a home and it is foreclosed upon and the home sells for substantially less than the appraised value.  In which case, the bank can potentially pursue the appraiser.

Appraisers are usually highly professional.  The fact that banks can hire them directly for deficiencies and foreclosures is unfortunate.  Beware and if in litigation request ALL appraisals on hand or ordered by the bank for the life of the loan.

Knowledge is power.

by: Brandi Hammon

President, Broker Mountain Real Estate Companies NRBA, CDPE

Mountain Real Estate Companies offers specialized services for both banks and borrowers with distressed properties.  Bridging the gap in understanding both sides of the default our experience creates mutually beneficial solutions to better protect borrowers and home values in our communities.  If you have questions, email or call, it is our intent to help as many people as possible. Offices currently in Ogden, Eden and Park City Utah.

888-9MY-UTAH

The Huntsville Home

This cozy Utah home was built in 1929 and claims the name of “Grandma’s house” according to the owner.   Located in the heart of Huntsville, this home exudes history including the extinct Hawaiian mahogany wood floor inside, period wall paper and light fixtures.  It is located across from the Shooting Star, Utah’s oldest continually operational tavern.  This inviting home has just enough room for comfortable living. Two bedrooms and a full bathroom are conveniently located on the main floor.  The downstairs features an additional bedroom perfect for a guest if needed with a bathroom and living room with lower ceilings.

This ¾ acre home site presents as the perfect yard with a meandering front walk, flower beds, mature trees, mature raspberry and strawberry patches, plenty of shade and stately mature trees.  The backyard has plenty of space for a motor home, trailers, toys so additional storage is unnecessary.  The 3 car detached garage offers additional storage and protection from the elements.

Just to add a bit of ski town pleasure to this charming Huntsville Utah home, it comes with an outdoor hot tub on the patio.

Property Zoning

This property has unique zoning including commercial zoning on the front of the property.  While it is presently used as a residence this may benefit future owners.  Please contact Huntsville Town for additional information.  The property also allows animals, including horses.  There is a fenced pasture presently on the property.

Home History

The home has been in the same family for several generations.  It has been immaculately maintained and improved.  The roof is new, wiring and plumbing have been updated, and the furnace is relatively new.  It is move in ready and very charming.

Huntsville Town

Huntsville Town is incorporated and this property is within the town boundaries.  This home is situated approximately 15 minutes to Snowbasin, 20 minutes to Powder Mountain and a short walk to Pineview Reservoir.  Huntsville currently allows ATVs and snowmobiles on the roads in town and don’t forget the ice rink in the winter and the beautiful park.  If a small mountain town is what you seek, this charming Huntsville home is just right.

Real Estate Sales Info

Contact Mountain Luxury Real Estate, a division of Mountain Real Estate for information on this or any other home in Ogden Valley or greater Ogden area and let the local experts be your personal guide.

Mountain Real Estate Companies is proud to have offices in Eden, Ogden and Park City.  Please visit any of our sites for additional information or for our most frequent updates, follow us on Facebook or Twitter.  Our company has three divisions Mountain REO, servicing short sales and bank owned properties, Mountain Living, delivering quality homes and Mountain Luxury, featuring some of real estate’s most amazing properties.

888-9MY-UTAH

Or send us an email.

Foreclosures and Short Sales Seminars
Most of us know someone involved with a short sale, pre-foreclosure or foreclosure in
the Utah real estate market. While these properties represent a large portion of those being
bought and sold currently, most individuals are unaware of several of the intricacies
involved with these transactions. Brandi Hammon, with Mountain Luxury Real Estate
and Development, and Celeste C. Canning PLLC, attorney at law, will be presenting a
synopsis of the process involved in a short sale and foreclosure as well as the legal
differences between the two on an ongoing as needed basis.  Please email to request a new seminar or simply request basic information.  These events are open to the public and pertain to both buyers and sellers. There will also
be an open forum for a question and answer session.
Brandi Hammon is a licensed Utah real estate broker and owner of Mountain Luxury Real
Estate and Development. She has successfully stayed foreclosure proceedings, purchased
foreclosures, purchased REOs, bought and sold short sales, and aided in helping people
keep their homes. She currently lists more than 30 short sales in the Ogden Valley and
has over 100 listings. She and her team sell more real estate than any other brokerage in
Ogden Valley. Contact Brandi directly at 801-745-8400 or
brandi@mountainluxury.com.
Celeste Canning is a licensed attorney with a practice in business law, taxation, estate
planning and real estate. She is in private practice with an office in Ogden and resides in
Ogden Valley. She can be reached directly at 801-612-9299 or ccanninglaw@aol.com.
For further questions please contact Mountain Luxury at 801-745-8400.   www.MountainLuxury.com

Short Sales
By Brandi Hammon
An Overview
In essence, a short sale occurs when a lien holder agrees to take less than the amount
owed on a property in order for the owner to successfully sell it. There are varying
reasons for owners to short sale a property. Owing more on a property than it is worth is
the obvious, but most owners could just wait until a market recovers if other
circumstances in their lives would allow for this. Real estate values have always gone up
and down at times but life’s needs don’t always correspond. So in a down market job
loss or change, reduced income, relocation, medical needs, family needs, and divorce are
just a few of the possible reasons one might need to sell. So sellers must approach their
lenders/lien holders and ask for a reduction in the principle loan amount if they owe more
than the property is worth. This will avoid a foreclosure and reduce the likelihood of
legal implications later on.

The Short Sale Process
Short sales can be simple or complicated but they are always an act of persistence. More
often than not, banks will not cooperate in a short sale unless the owner is behind on their
payments. Late payments affect the seller’s credit as the past due payments are reported
to credit bureaus. Usually a short sale is also a “pre-foreclosure” and has a limited
amount of time before the bank will foreclose on the property due to missed payments.
The amount of time to negotiate a short sale varies by the terms of the loan, the bank, and
the seller. On average, there is at least 180 days from the first missed payment to
successfully negotiate a short sale. While the exact repercussions of a short sale to your
credit are unknown at this time, it is generally assumed it is less damaging to have a short
sale than to have a foreclosure and there are possibilities of other legal benefits.
The key to successfully completing a short sale is to 1- get an offer and 2- get it
negotiated with the bank. Most property owners have a hard time talking to their lenders
regarding the situation. Fortunately there are alternatives to negotiating your short sale
yourself. Short sale facilitators, these are firms specializing in short sales as well as loan
modifications, they charge a one time fee to help you through the process. Facilitators
use attorneys to negotiate with the banks and usually have a good idea of what will be
accepted by a bank because of previous deals. Attorneys are an excellent choice, whether
you use the attorney to negotiate a short sale or not, you should absolutely consult one no
matter how you choose to negotiate a short sale. Verify they have experience with short
sales. The possible affects of a short can be discussed including 1099’s write offs,
current exemptions and deficiencies. Real estate agents are another solution as they are
likely to be working with you to get an offer on your property, they can be a good choice
if they have experience with short sales and understand the process. Again, consult an
attorney whether you negotiate the sale or use another professional to assist you so you
have a very clear understanding of your circumstances.
As the owner you will be required, at a minimum, to send in a hardship letter describing
your current situation. The most common additional documentation includes two months
bank statements, previous year’s tax returns, itemized expenses, a profit and loss if tax
returns are not available and your most recent paystubs. All of these items will need to
be submitted to the bank. It is a good idea to submit these documents early so your
packet is ready when an offer is received. Once an offer is received, it will be assigned to
a negotiator in the loss mitigation department. The negotiator will then reply with
changes, a counter offer, acceptance, or a rejection. There are no guarantees a short sale
will be accepted but the current financial climate is rapidly making lenders much more
agreeable.

Local Implications for Ogden and Ogden Valley
Short sales and foreclosures are here to stay for a period of at least 18 months in the
Ogden Valley. While they represent some amazing values in the market right now, they
have contributed to a decline in property values. Short sale transactions are not to be
used by appraisers to determine value due to the distressed situation but still have an
affect on the market by bringing nicer homes in at lower prices to compete for buyers.
This creates some amazing opportunities for buyers with recent short sales in the
Preserve generating multiple offers on new homes at $300,000 and under. The new
owners are elated. Sellers have an excellent opportunity to work through a short sale
with their banks but also have great opportunities to get their loans renegotiated to better
terms even on investment properties. While all banks are different, there are solutions for
both buyers and sellers right now.
Remember when locals where saying their kids couldn’t afford to live here anymore? If
they could ever afford it, now would be the time. Lots are selling for as little as $56,000
in Eden. Amazing!

Utah winters bring the gift of champagne powder renowned as the greatest snow on earth. Although this is one of the most coveted gifts of nature, Utah boasts unique landscapes from slot canyons in Zion National Park to the snowy peaks of the Wasatch Mountains. Here you will find friendly people filled with exuberance and a plethora of accessible world class exploits. While most of the nation is experiencing a recession in real estate, Utah, although slower than in previous years, remains stable and is still a phenomenal value. The state has enjoyed a population growth of 85,000 over the last year with more companies looking to relocate to the area.

Mountain Luxury Real Estate represents properties in the greater Ogden area including the mountain towns of Eden, Huntsville & Liberty surrounding Snowbasin, Powder Mountain, and Wolf Mountain Resorts. Over the last few years our area has experienced great strides due to the combination of visionaries believing in the beauty and accessibility of the region. Companies like Descente, Nidecker Snowboards and Amer Sports companies including Salomon, Atomic and Suunto have all recently made Ogden their home. The area continues to attract new outdoor recreation companies and events including the Winter Outdoor Recreation Show hosting its offsite venue at Snowbasin Resort. As Ogden was once a gem and hub of the west, it is rapidly gaining a reputation as an adventure destination and center for outdoor recreation.

The area is impressive and any outdoor enthusiast will find several adventures still undiscovered and easy to access. This quality alone differentiates Ogden Valley from other ski towns. Ogden is a mere 30 minute commute from the Salt Lake International airport and the ski resorts are as close as 45 minutes from the airport. Within a 30 minute radius of Ogden you are able to kayak, fish, ski, ice climb, skate ski, cross country ski, snow shoe, mountain bike, snowkite, kiteboard, hike, trail run, back country ski, ice fish, snow mobile, go boating, water ski, ride ATVs and motorcycles, rock climb, boulder, surf (yes) and even practice sky diving in a wind tunnel. While surfing isn’t world class here (we make due with a free standing wave) everything else is. That is why Xterra holds the national championship here every year and the first winter Xterra was held at Snowbasin. Powder Mountain is proud to present the Superfly Open, an international snowkiting competition, the only kiting event ever held at a US ski resort. The area is filled with energy and exhilarating new ideas with each day offering something new right out your door.

While Mountain Luxury sells real estate, our main goal is to help people find the lifestyle they have always wanted. The wonderful thing about the greater Ogden area is that whether you are looking for a great view with trails right out your front door and a friendly coffee shop nearby or ski resort and lakefront living in a quiet setting, you can find it here at an incredible value compared to other ski towns across the US. It is time to look to Utah for the lifestyle you have always dreamed of.

This was just released by Snowbasin. I was at the resort on Thursday and it isn’t looking so great. But have faith, Snowbasin will get lots of snow! I BELIEVE.
Wolf Mountain is open, bunny hill only. So, there is skiing to be done! My husband managed to get some skinning at Powder last Sunday after the storm. He had some great runs on north facing slopes. Welcome winter!
See you on the slopes!
Brandi
FOR IMMEDIATE RELEASE CONTACT: Jodi Holmgren 801.510.9684

SNOWBASIN TO OFFICIALLY OPEN ON THANKSGIVING DAY

SNOWBASIN, Utah (November 24, 2009) – Snowbasin announced today that they will open as planned on November 26th. Needles Express Gondola and Littlecat Express Quad will be in operation beginning at 9am on Thanksgiving. Mountain Manager, Chris Westover, reports a base of 19” of man-made and natural snow on top to bottom runs.

Snowmaking made an early appearance at Snowbasin this year followed by warm temperatures. Despite the temperature inversion and small amounts of natural snowfall, the resort has been able to generate an impressive amount of man-made snow in order to open this week. As of November 24, there has been a total of 32” of natural snow on the mountain.

“According to mountain staff, opening conditions will present better than they have in the past couple of years,” said Jodi Holmgren, Director of Marketing and Public Relations. Holmgren said that early season rates are in effect, based on the amount of runs open.

In addition to skiers and boarders converging on the resort for opening day, more than 600 people are expected at Snowbasin for its annual Thanksgiving Feast. Limited reservations are still available.

Located 17 miles East of Ogden, Snowbasin is an easy 36 miles North of Downtown Salt Lake City. For safety, hiking is no longer being permitted because of snowmaking and grooming on the mountain. The ticket windows will open at 8:30 a.m. For more information, call 801.620.1000. For more information on snow conditions, call the Snow Report Hotline at 801.620.1100, or visit: www.snowbasin.com.

So I have not read the book, Bargaining for Eden, as of yet, but Scott Trimble has written a story of the struggles over land and it is focused on the land swap between Earl Holding and Forest Service for Snowbasin. I will make more comments once I have read it but from what I have read in reviews and been told so far, the book appears to be a balanced view of preservation of land and open space versus development the rights to do such. Here is a very important point, conservation easements and who holds them is critical. I am not sure if this is actually addressed or not in the book, but had a third party (non-political) possessed a conservation easement, the land could have not been developed.
Just a note, anything can be developed with a change in politics or policy if there is not a third party helping to protect the land.
Have a great day, he speaks tonight at 7:00 pm at the Kimbal Art Center.
For information on land preservation in Ogden Valley check out the Ogden Valley Land Trust at www.ogdenvalleylandtrust.org
Mountian Luxury donates 1% of commissions to protect open space. Please follow our lead and join too!
www.MountainLuxury.com

It has been a long time coming, but finally I have committed to creating and maintaining a blog with topics relating to real estate, the market, the lifestyle we represent and well, since it is a blog, anything else I fancy.

So where to begin, as with all things, change is here.  It is snowing in beautiful Eden, Utah right now signifying a new season, my favorite season, and the creeping end to a long recession.  Yes, this is my optimism speaking, which is innate. 

I recently attended a meeting with three panelists including Juliette Tennert who manages and analyzes economic, demographic and fiscal data to the state government.  In the discussion was unemployment, which Utah is still substantially behind the national average, new home starts which are down over 50% this year, and expected new home starts for next year which are expected to drop 17% more. 

Utah hit this recession late, for those not following Utah, we were the golden child, fiscally sound and not affected.  At Q4 2007 things changed and Utah tumbled hard, not as badly as it neighbor Nevada, but still the recession came.  Where most of the nation saw this transition at Q4 2005.  So the question I asked was, “If we are two years late heading into this thing, we will recover two years later”.  Juliette actually answered this directly and felt that we would likely recover at the same time much of the nation did.  I felt this was optimistic, but she had some valid points: Utah has positive in-migration still, expected 6000 new folks to move to the state this year and slightly more next and Utah has a large echo boomer population with a high birth rate (this is also in the in-migration numbers from my understanding) and this creates a large economic demand as well as a strong work force which several states are lacking.

So where will it lead?  I don’t know.  Additional panelists including the head of residential lending at Bank of Utah and the head of commercial lending at America First Credit Union where very negative on the situation.  I will say the forecast by the commercial sector is a bit a of look out, the shoe hasn’t even dropped yet due to several loans coming due and with no method to refinance the property.  Other fears are another wave of postponed residential foreclosures due to Obama programs.

So we will see the future holds, none of us have a crystal ball.  Locally, Ogden Valley has reduced inventory since summer to the tune of about 40 homes.  While most homes that are selling are in the 300,000 range,  I did sell one home for $1,060,000 and another for $875,000 but they where discounted substantially, in the 40% range.  Let’s see if the inventory continues to drop.  Land is still overly abundant at about a 6 year supply and according to Metro Study closer to 10 years (this accounts for non-listed properties).

Buyers aren’t complaining about the prices.

For a full economic report on Utah visit http://www.governor.utah.gov/DEA/EconSummaries/EconomicSummary.pdf.

Let it snow,

Brandi Hammon

www.mountainluxury.com