Hayward, WI Real Estate

Listings of the Week

2012-02-09T11:18:00.022-06:00

Listing of the week: The house that Big Mac boxes built

Above is a great article on Jon Hunstman, Sr. and his Utah retreat home that is for sale for a cool $50 million.

(picture compliments of Zillow)

Want something more reasonably priced, but equally beautiful...?

Try these listings on for size....

Little Round Lake Restful Retreat

Grindstone Lake Perfection

A View Like No Other on Round Lake

Whitefish Lake Majesty

How to hire a real estate agent

2012-02-02T10:15:00.002-06:00

This is a great video from Money Talks News on how to hire a real estate agent.

MSN video - How to hire a real estate agent

As always, Gary and I would be happy to answer these same questions for you.

Life is a gift...Live it!

Amanda Mavis

Positive Signs for the Housing Market

2012-01-23T13:59:00.002-06:00

There are a number of reasons why I believe we can call this a positive and forward moving housing market. For buyers there continues to be a good inventory of homes to choose from, historically low interest rates and more reasonably priced properties.

According to the Wisconsin Realtors Assn. (WRA) the Wisconsin Housing Authority Index (HAI) is at 245, compared to the U.S. average of 198. This makes Wisconsin homes more affordable than just about anywhere in the U.S. The index shows how much of a median-priced home a median-income buyer can afford. The higher the affordability index the larger the share of homes that can be purchased. Buyers are getting a lot of home for their money in Wisconsin and Sawyer County.

Since September 2009 the WRA HAI has remained above the 200 mark with the exception of one month. The median priced home in Wisconsin is currently at $132,000 and in Sawyer County the median price is $178,000. Our vacation homes help pull that average up.

November home sales in Wisconsin were well above last year and declining prices has moderated. And remember that there have not been any government programs to stimulate sales – a good thing. The first time home buyer credit was active from the fist quarter 2008 to the third quarter in 2010 so sales have gradually improved since that program ended. The strongest region in the State is the north where sales grew 27.7% over November 2010.

Certainly not all conditions are good; we still have foreclosures and some distressed sales to work through but the foreclosure rate in Wisconsin is low compared to the rest of the country. I know that is not exactly a celebration point.

It looks like we are at or close to being in sync with the fundamentals in housing – prices that reflect the true estimated fair market value. The housing market should be good and stabilize as long as interest rates stay low, inventory of homes remain at reasonable levels and pricing is reasonably affordable.

Life Is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
nathan@garynathan.com
www.garynathan.com

Christmas Greeting

2011-12-19T11:06:00.001-06:00

Merry Christmas!

Gary, Amanda and Barb

Real Estate is Not Dead in Sawyer County

2011-12-17T13:31:00.004-06:00

The November numbers are in from the Realtors Association of Northwest Wisconsin's Multiple Listing Service. Most of what we see in Sawyer County has been fairly positive of late with the exception of total homes sold for the year. So, while some of you may be bored by stats here is some reasonably good news. Remember that these are Sawyer County numbers according to the Multiple Listing Service (MLS) for our area and does not include properties sold that are not listed on the MLS.

The total number of homes sold in November was fourteen as compared to ten in 2010; that's a 40% increase over last year. All of northwest Wisconsin saw a 12.4% increase. Year to date Sawyer County has had 178 home sales as compared to 195 in 2010 which is a 8.7% decrease.

The average sale in November was $307,995 versus $233,250 in 2010 which is a 32% increase over last year. All of northwest Wisconsin has seen a 2.1% decrease in November.

The year-to-date median sales price in Sawyer County is $175,000 compared to $151,000 in 2010; that's a 15.9% increase as compared to a negative 4.7% for all of northwest Wisconsin.

While we have certainly had a challenging year in northwest Wisconsin and in our own County please know that the real estate market IS NOT DEAD.

Life is a Gift...Live IT!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

Sales in Sawyer County

2011-11-18T13:27:00.002-06:00

We are hearing in the media that sales in some areas of our country have picked up and inventories have actually started a slight trend downward. For the most part median sale prices have leveled out as well.

In Sawyer County it is interesting to note that there were 270 sales from January 1, 2010 to October 31, 2010; this includes all residential on and off-water homes as well as vacant land. During the same period in 2011 there have been 233 sales.

Of those sales there were 146 residential homes sold in 2010 and 136 sold in 2011 during that same 10 month period. If we drill down further there were 77 residential waterfront sales in 2010 and nearly the same at 76 sales in 2011. The off-water residential sales were relatively close as well with 69 sales in 2010 and 60 sales in 2011.

This information is based on closings posted on the Multiple Listing Service and accounts for sales only in Sawyer County.

What is not accounted for in the above information are some auction, foreclosure and short sales along with sales that occur between parties for properties not listed on the Multiple Listing Service.

From my perspective this year has certainly been busier than last and we hope that this trend will continue. It is still a good time to be a buyer; there are high inventories, reduced prices and great finance rates. The flip side is that as a buyer you need to be well-qualified and have a reasonable amount of money for a down payment as lender underwriting has really tightened up.

Life Is A Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

Flood Insurance

2011-10-10T15:07:00.003-05:00

We received this latest blurb from the Realtors Association regarding flood insurance. Earlier this week, Congress passed the Continuing Resolution to keep the government funded until November 18, 2011. The funding for the National Flood Insurance Program (NFIP) was included in that resolution, which means it will remain operational through November 18.

The Senate still needs to pass the 5-year NFIP reform bill and resolve any differences with the House in the next six weeks to avoid a program lapse.

Flooding recently has been the most extensive natural disaster all over the United States. For more information and resources about the NFIP, visit: http://www.realtor.org/topics/nfip

Have a great weekend and remember...Life Is A Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
15563 Railroad St
Hayward, WI
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Electronics & Clothing Recycle

2011-10-10T14:20:00.003-05:00

The Realtors Association of Northwestern Wisconsin are hosting an electronics recycle day on Saturday, October 29th from 9:00 am to 1:00 pm. The collection site is at the Northland Mini Storage property located at 10128 State Hwy 27, Hayward - just south of the Flat Creek Inn & Suites. In addition to electronics recycling we will also be collecting fall and winter clothing for the Salvation Army.

Our Realtors Assn of Northwestern Wisconsin has been involved in many community events including food drives for the Salvation Army, support for our Troops, Special Olympics, Toys for Tots, Area Food Banks and much more. We have awarded over $115,000 to people in need in northwestern Wisconsin. The grants have provided roof repairs, handicap ramps, plumbing and bathroom repairs.

"We make a living from what we get, but we make a life by what we give" - Sir Winston Churchill.

Life Is A Gift...Live It!

Gary Nathan
Amanda Mavis

Woodland Dev & Realty

15563 Railroad St

Hayward, WI

715-699-4040

nathan@garynathan.com

http://www.garynathan.com/

The New Medicare Tax on Real Estate

2011-10-05T14:39:00.004-05:00

If you are like me I don't look forward to paying more taxes; especially on the sale of my real estate. And, if you are like me you are probably confused about when it goes into effect and all the other issues that surround the tax. So, here is a brief overview; it may not be as bad as we all think but it is another tax.

According to the Wisconsin Realtors Association the tax takes effect in 2013. There will be a new 3.8 percent tax imposed on investment income of "high-income earners" -- single households with adjusted gross incomes (AGI) over $200,000 and married households above $250,000. The tax will be levied on the smaller of the household's net investment income, or the excess of AGI over the thresholds.

Capital gains are treated as investment income. If your household's AGI exceeds the thresholds, you will be required to pay the 3.8 percent tax on the following types of real estate:

1. the gain from the sale of a primary residence, if the gain on the home exceeds $250,000 for single households or $500,000 for married households. (For primary residences, the tax applies only to the gain over these amounts.)

2. the gain from the sale of second homes.

3. the gain from the sale of investment and commercial real estate.

4. the net rental income from investment properties.

Note: For real estate other than primary residences, the tax applies to the entire gain.

If you want to read more please download more information by clicking on this link: www.wra.org/NewMedicareTax

Oh joy but better that you be prepared than be surprised.

The weather is just incredible and unfortunately it was a really sad day yesterday as Shari and I took the boat out of the lake. C'mon spring!

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Veterans

2011-06-23T17:22:00.002-05:00

Greetings,

I am forever grateful to those who have and are serving our country in the military. My father, Otto, and my father-in-law, Al, both served our country and I give thanks that they responded to the call. We can never repay those who have and are serving.

So I wish to share with you the Veterans Administration Home Loan information in the event you have a military family member that needs help with financing. Matt Polsky of the VA Mortgage Center was kind enough to provide some highlights.

VA Home Loans for Wisconsin Service Members

Congress created the VA Home Loan Guaranty program in 1945 to help veterans buy a home upon returning from World War II. Today, service members and veterans still use the program to purchase their dream houses. More than 19 million men and women have used a VA loan to have a place to call home. Wisconsin has seen its fair share of home buyers using VA loans because of their financial benefits.

By making Wisconsin VA loans accessible, service members and veterans can more easily purchase a home. The VA increases accessibility by having flexible qualifying standards. For instance, the VA has no credit score requirement, only VA-certified lenders do. According to VA Mortgage Center, they do not expect perfect credit, due to frequent moves and deployments, and instead look for scores near the 620 mark.

Furthermore some military home buyers have attained a VA loan in Wisconsin with a bankruptcy or foreclosure in their past. These scars in financial history do not immediately disqualify VA loan applicants. Neither does a high debt-to-income (DTI) ratio. Lenders allow DTI ratios as high as 41 percent; however, lower DTI ratios and higher credit scores usually mean better interest rates.

The VA also designed the program to make sure almost all veterans and service members are eligible for the program. As long as a veteran earned a discharge that was not dishonorable, he or she is most likely eligible. Serving on active duty for 90 days during wartime or 181 days during peacetime, may make a service member eligible. National Guard members and Reservists who served for at least six years may be eligible, as may spouses of fallen service members.

Plenty of benefits make Wisconsin VA loans worthwhile. For one thing, unlike any conventional loan, VA loans come with no down payment to qualified home buyers. In Wisconsin, that means military home buyers could fully finance a home worth as much as $417,000. Other perks save money in the short- and long-run:
-Lower closing and concession costs
-Home buyers are not penalized for prepayment
-Private mortgage insurance (PMI) does not exist in VA loans
-Interest rates are negotiable, and for active-duty home buyers they’re capped
-Home buyers approaching default get counseling and new financing options
-Refinancing options allow home buyers to cash out or lower interest rates ]

All it takes to get started toward earning a Wisconsin VA loan is filling out a Certificate of Eligibility (COE). These simple forms are available from the VA or through a VA-certified lender. More information about VA loans in Wisconsin is available from such lenders.

Thank you Veterans and those currently serving. Have a great weekend and remember:
Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
715-699-4040
nathan@garynathan.com
www.garynathan.com

Dock Registration

2011-03-18T11:35:00.004-05:00

Wow what a week of great weather; spring appears to be right around the corner.

If you are a waterfront property owner with a larger pier (dock) you must register your pier with the Department of Natural Resources by April 1, 2011 to ensure that your dock will be "grandfathered" from the new size limits adopted by the State of Wisconsin in 2004.

Generally speaking a dock will need to be registered if it (1) is wider than 6 ft, but less than 8 ft in width, (2) has a platform at the end of the pier that has a surface area of less than 300 ft (w/ a max. width of 10 feet) and/or (3) more than 2 boat slips for the first 50 feet of shoreline frontage and one boat slip for each additional 50 feet of shoreline frontage.

To register a pier/dock, you must complete and mail a registration form to the DNR. To obtain a copy of the registration form and to find out more information about which piers need to be registered, you can visit the DNR's website at:Waterway & Wetland Permits: Piers, Docks and Wharves.

Have a wonderful weekend and do some ice fishing because ice is going out early this year.

Life Is A Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Housing Stats for 2010 - Sawyer County Real Estate

2011-01-24T13:26:00.005-06:00

Housing Stats for Sawyer County in 2010

Numbers can be interesting and deceiving; Chris McGrath, broke r associate in our office, has this to offer.

The Realtors Association of Northwest Wisconsin (RANWW) MLS statistics for 2009 vs 2010 indicates a value improvement for Sawyer County in 2010. The median sale price went up as well, just at a different rate depending on how you calculate the increase. (i.e. the median of the 12 months or the average of the 12 months).
These statistics differ from the ones we just received from the Wisconsin Realtor Association (WRA). The WRA totals indicate that the number of units sold remained virtually unchanged from 2009(278) to 2010(276). WRA also indicates a slight reduction (down 3.2%) in the median price from 2009 to 2010 ($155,500 to $150,500).

Why the different numbers?

According to the RANWW the WRA numbers include other data sources such as auctions, non-MLS transactions and foreclosures. Compared to the RANWW which includes Multiple Listing Service (MLS) data only. The WRA numbers include non-MLS data and MLS data.

One could argue that the overall market value is determined by all transactions, not just those from MLS.

Of course, one could also argue that the RANWW numbers are more representative of the actual market because the other sales were either distressed (as most auctions are) or sales that were the result of private and/or other non Multiple Listing Service transactions, thus not representative of our overall market.

Life is a Gift...Live it!

Gary Nathan & Amanda Mavis

Featured Listing

$189,000

MLS#836681

New Law Requires Carbon Monoxide Detectors

2011-01-13T09:06:00.004-06:00

If you are at all like me I don't like lots of new laws but the carbon monoxide one makes sense and will save lives.

Many years ago when we lived in town on Pinecrest Drive my youngest daughter, Nicole, had just learned all about carbon monoxide in one of her classes at school. She was all excited and insisted that we immediately install a detector for our safety. Needless to say I was not exactly in a rush to get to the store but she was insistent. As I recall we made the trip to the local hardware store the next day. Long story short - we installed a carbon monoxide detector and it probably saved our lives. Shortly thereafter the alarm sounded and sure enough we discovered our furnace was spewing carbon monoxide.

Dubbed the "silent killer" carbon monoxide is a dangerous, poisonous gas that you cannot detect and it kills more than 2000 U.S. citizens each year and sends tens of thousands to the emergency room.

On February 1, 2011, Wisconsin's new carbon monoxide detector law will go into effect. Essentially all homes must have a carbon monoxide detector. It requires all one and two-family homes to have installed carbon monoxide alarms in the basement of the dwelling and on each floor level except the attic or storage area of both newly constructed and existing homes. So, for existing homes you can have battery operated monitors rather than going to the expense of a hard-wired system. If you are building a new home the alarms must be hard-wired in order to be current with national model safety codes.

Homes with no attached garages, no fireplaces and no fuel-burning fireplaces are exempted from this requirement. The new carbon monoxide detector law does not have a fine or penalty associated with non-compliance.

Take it from me and my family, we are here today as a result of having spent less than 50 bucks for a monitor that we simply plugged into our lower level wall outlet. It's the law but even if it wasn't I would still be recommending that you protect yourself and your family.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

3.8% Real Estate Tax? - Get The True Scoop

2011-01-10T15:16:00.004-06:00

Greetings,

Maybe you've been hearing rumblings recently about a 3.8% sales tax on all real estate transactions. Below is a good article from our local Wisconsin REALTORS Association Best of Legal Hotline. There are also some links that you can go to and read more about it. I have taken the liberty to reprint this in its exact form therefore you have to put up with all the disclosures and disclaimers.

This Legal Hottips article may be reprinted only if it is reprinted in its entirety, including the disclaimers above and below the Hotline questions and answers. The Wisconsin REALTORS® Association Best of the Legal Hotline Service is an educational resource intended to keep the Association abreast of legal developments and concerns involving real estate practice in Wisconsin. We look forward to your input regarding the service, especially regarding the types of topics you would like covered.

1.) General Real Estate - Miscellaneous Issues

QUESTION:
The broker has heard about an added 3.8% tax that sellers must pay upon the sale of their property. Is there such a tax and is it really 3.8%?

ANSWER:
There have been e-mail and rumors circulating that proclaim that all real estate transactions will be subject to a 3.8% sales tax starting in 2013 under the new health care legislation – that statement is clearly untrue. On the other hand, there is a 3.8% Medicare surtax that will apply to the investment income of single taxpayers with adjusted gross incomes (AGI) over $200,000 and to married taxpayers with adjusted gross incomes over $250,000 starting in 2013. The tax applies to the smaller of the household's net investment income or the excess of AGI over the thresholds. Capital gains are treated as investment income for these purposes. In terms of real estate transactions, if these taxpayers sell their homes after 2012 and the gain exceeds $250,000 for a single taxpayer or $500,000 for married taxpayers, the amount of the gain over these amounts will be subject to the 3.8% tax. The tax also would apply to the gain from the sale of a second home, investment and commercial real state and net rental income from investment properties.

READ MORE ABOUT IT:
To learn more about how the 3.8% surtax will be applied and other details of the health care legislation, review the following online NAR resources:

• Frequently Asked Questions about Health Care Reform: http://www.realtor.org/small_business_health_coverage.nsf/docfiles/government_affairs_health_ref_faqs.pdf/$FILE/government_affairs_health_ref_faqs.pdf
• Myth Busters flyer: http://www.realtor.org/small_business_health_coverage.nsf/docfiles/government_affairs_myth_busters.pdf/$FILE/government_affairs_myth_busters.pdf
• Health Insurance Reform: NAR FAQs: http://www.realtor.org/small_business_health_coverage.nsf/Pages/health_ref_faq_med_tax_earned_income?OpenDocument

This Wisconsin REALTORS® Association Best of the Legal Hotline service is provided for you by the WRA's Legal Affairs Department. The service should be considered a general statement of applicable legal principles. Given this format, it is impossible to fully address all potential legal issues which might apply in any particular situation. A determination of any individual's legal rights in a transaction can only be obtained after complete analysis of the law and its applicability to the particular fact situation. Please contact the WRA Legal Hotline if additional information is needed, or private counsel, if legal advice is needed. Thank you for using the Wisconsin REALTORS® Association Designated REALTOR® Best of the Legal Hotline service.

This HOTLINE response should be considered a statement of applicable legal principles. Given the HOTLINE format, it is impossible to fully analyze all the relevant facts in any particular situation. A determination of one’s legal rights can only be obtained after complete analysis of the law and its applicability to one’s particular fact situation. Therefore, this response does not constitute legal advice and should not be relied upon as legal advice in litigation, arbitration or ethics matters. Private counsel should be consulted if legal advice is needed or if the caller is involved in litigation, arbitration or ethics matters.

Life is a Gift. . .Live it!

Gary Nathan and Amanda Mavis
Woodland Dev & Realty
15563 Railroad St
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

http://www.realestatehaywardwi.com/

2010 Year in Review

2010-12-22T15:01:00.000-06:00

Life is a Gift. . . Live it!

Gary Nathan & Amanda Mavis
Woodland Developments & Realty

What to Eat at Christmas

2010-12-16T10:38:00.000-06:00

This was such a funny forward sent to me that I had to repost it on our blog. I hope you find is as enjoyable as I did. Merry Christmas and a Happy New Year!

Eating Tips for The Holidays
1. Avoid carrot sticks. Anyone who puts carrots on a holiday buffet table
knows nothing of the Christmas spirit. In fact, if you see carrots, leave
immediately. Go next door, where they're serving rum balls.

2. Drink as much eggnog as you can and quickly. You can't find it any other
time of year but now. So drink up! Who cares that it has 10,000 calories in
every sip? It's not as if you're going to turn into an "eggnog-aholic" or
something. It's a treat. Enjoy it!!!! Have one for me. Have two. It's later
than you think. It's Christmas!

3. If something comes with gravy, use it. That's the whole point of gravy.
Gravy does not stand-alone. Pour it on. Make a volcano out of your mashed
potatoes. Fill it with gravy. Eat the volcano. Repeat.

4. As for mashed potatoes, always ask if they're made with skim milk or
whole milk. If it's skim, pass. Why bother? It's like buying a sports car
with an automatic transmission.

5. Do not have a snack before going to a party in an effort to control your
eating. The whole point of going to a Christmas party is to eat other
people's food for free. Lots of it. Hello???

6. Under no circumstances should you exercise between now and New Year's.
You can do that in January when you have nothing else to do. This is the
time for long naps, which you'll need after circling the buffet table while
carrying a 10-pound plate of food and that vat of eggnog.

7. If you come across something really good at a buffet table, like frosted
Christmas cookies in the shape and size of Santa, position yourself near
them and don't budge. Have as many as you can before becoming the center of
attention. They're like a beautiful pair of shoes. If you leave them behind,
you're never going to see them again.

8. Same for pies. Apple, cherry and mincemeat - have a slice of each. Or, if
you don't like mincemeat, have two cherries and one pumpkin. Always have
three. When else do you get to have more than one dessert?
Labor Day?

9. Did someone mention fruitcake? Granted, it's loaded with the mandatory
celebratory calories, but avoid it at all cost. I mean, have some standards.

10. One final tip: If you don't feel terrible when you leave the party or
get up from the table, you haven't been paying attention. Reread tips: Start
over, but hurry, January is just around the corner.

Gary Nathan and Amanda Mavis
Life is a Gift...Live it!

October Home Sales - A Mixed Bag

2010-11-22T16:42:00.000-06:00

The Wisconsin Realtors Assn. reported that Wisconsin home sales fell in October but prices remained stable. Since January the median price was down just 0.9 % while existing home sales were off by 6.9 %.

When comparing October 2010 to October 2009 the findings show that home sales were down 36.3 percent while median prices remained unchanged at $140,000.

In Sawyer County we experienced a 15.5% increase in median price from a year ago; October 2010 prices were $167,500 versus $145,000 in 2009. However, our sales dropped by 31.4%; we sold 24 homes this October compared to 35 in October of last year.

Sawyer did well comparatively to our region which saw a decline in sales of 40.4% and just a 9.7% increase in median sale price.

Part of the drop in homes sales is undoubtedly due to the fact that we had two federal home buyer tax credit programs going on last year which most likely inflated the number of buyers in 2009.

Home buyers remain somewhat uncertain but they continue to be in a favorable position considering high inventories, fairly stable prices and historically low mortgage rates. Our office has had a flurry of business this fall with quite a bit of activity in the pipeline.

Have a very Happy Thanksgiving; please drive safe and enjoy the holiday.

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Development & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Video Blog

2010-10-07T09:54:00.000-05:00

Life is a Gift. . . Live It!

Gary Nathan & Amanda Mavis
Woodland Dev. Realty
http://www.garynathan.com

Medicare Tax on Real Estate - Yikes!

2010-10-01T13:26:00.000-05:00

Greetings!

Hope you are enjoying the fall colors and the change in our season.

Undoubtedly you have heard about the new Medicare Tax on investment income, including income from real estate. Many of us are still confused about when the new tax goes into effect, who it applies too, and what types of real estate will be impacted.

First of all it does not begin until 2013. A 3.8% tax will be levied on investment income of high-income earners. So who is a high income earner? Single persons with an adjusted gross income (AGI) over $200,000 or married persons (filing jointly) with an AGI above $250,000. The tax will be applied to the household's net investment income or the excess of AGI, over the thresholds, whichever is less.

So, if a person or a married party has an AGI that exceeds the thresholds, they will be required to pay the 3.8% tax.

The tax applies to the following types of real estate:

1. the gain from the sale of a primary residence, if the gain on the home exceeds $250,000 for single households or $500,000 for married households. The tax hit will apply only to the gain over these amounts;

2. the gain from the sale of second homes like vacation homes;

3. the gain from the sale of investment real estate;

4. the gain on the sale of commercial real estate;

5. net rental income from investment properties.

Oh joy, more tax, but not for all.

A good source for more information can be found by going to:

http://www.realtor.org/small_business_health_coverage.nsf/pages/health_ref_faq_med_tax?opendocument

Have a great fall weekend and remember - Life is a Gift...Live It!

Blessings.....

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

August Was No Dog

2010-09-24T09:46:00.000-05:00

The dog days of August have come and gone and locally August was no dog. Hayward was busy with tourists, part-time owners and want-to-be owners not to mention us regulars. There are always lots of reports to read when it comes to real estate; I have a couple of interesting sidebars below.

Locally August home sales in Sawyer County, per the Multiple Listing Service, topped 2009 by 30% and the average sale price rocketed to $245,776 from $156,612 in 2009. Average days on market in August of this year was 193 vs. 313 a year ago. The percent of sale price to list price stayed the same at 91% and the average size home purchased was similar at around 1600 sq. ft. This accounts for all on-water and off water residential homes.

The National Association of Realtors reported that July was the largest percentage of decline on record for sales of existing single-family homes and condos. In August those sales rebounded 7.6% to a seasonably adjusted rate of 4.13 million which beat the analyst’s expectations.

Nationally, the resale of homes has been down nearly 20% in the past year. The inventory of unsold homes on the market fell a little to 3.98 million which is about an 11.6 month supply at the current sales pace. Median sales nationally fell slightly to $178,600.

According to a report from Fairway Independent Mortgage, home ownership is still the goal and dream of about 72% of Americans. That is a decline from the past but the interest level remains very high. In a similar poll 27% of renters say they are not interested in buying. Of the renters who do plan to buy, most are putting that off for at least two years.

Another trend that we see, locally as well as nationally, is that people are trending away from the “mcmansions” and are planning homes in the 800 to 1400 sq. ft. range. Personally, I must admit that I too would consider a much smaller home the next time around – at my age I had better start searching. Anybody know a good realtor?

Have a great weekend and remember Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Something to Celebrate

2010-09-03T16:51:00.001-05:00

Greetings and Happy Labor Day!

A good friend of mine recently stopped by to chat, and as usual, we talked about the current market and how we both should slow down and smell the roses - that won't happen. He is in development and construction and has had a very good year and I shared with him that our local market is certainly better than last year. You wouldn't believe it based on all the reports on the radio and television.

Here are some numbers that prove that our local market is holding its own and actually dramatically increased in at least one area. This is data from our local Multiple Listing Service (MLS) for Sawyer County only.

The total number of waterfront residential homes sold from January 1, 2009 to September 1, 2009 were 41 units with an average price of $242,830. The highest priced property that sold in 2009 was for $997,000 on Grindstone Lake. During the same period this year, January 1 to September 1 there have been 68 sales with an average sale price of $336,496. The highest priced sale was on Round Lake at $1,570,000.

In the same 2009 and 2010 periods, the off water residential sales for both years was nearly identical at 69 and 67 respectively. Commercial sales during those same periods was consistent at seven sales in 2009 and six sales in 2010.

The sales above do not take into account non MLS sales.

The local market isn't sizzling hot but it hasn't been all doom and gloom; something to celebrate!

The last thought I want to share with you is something my friend said during our conversation, "Gary, you can't buy back time". How true. One of the many perks of my job is the opportunity to listen to folks tell me about the memories they have of their time spent at their Hayward properties. You can't put a price on memories and you can't buy back time. So enjoy your holiday with family and celebrate the fact that we live in an area where many folks dream of escaping to someday.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynthan.com/

Housing Update

2010-08-25T09:55:00.000-05:00

Housing Update from Chris McGrath - Woodland Developments & Realty's Broker-Owner.

You probably have heard about the precipitous drop in U.S. existing home sales for July 2010 as compared to July 2009 (down 27.2%). For a bit of perspective, please read Lawrence Yun’s (NAR Chief Economist) comments below for more clarification on the overall housing picture for 2010.

Lawrence Yun, NAR chief economist, said a soft sales pace likely will continue for a few additional months. “Consumers rationally jumped into the market before the deadline for the home buyer tax credit expired. Since May, after the deadline, contract signings have been notably lower and a pause period for home sales is likely to last through September,” he said. “However, given the rock-bottom mortgage interest rates and historically high housing affordability conditions, the pace of a sales recovery could pick up quickly, provided the economy consistently adds jobs. Even with sales pausing for a few months, annual sales are expected to reach 5 million in 2010 because of healthy activity in the first half of the year. To place in perspective, annual sales averaged 4.9 million in the past 20 years, and 4.4 million over the past 30 years. Raw unsold inventory is still 12.9 percent below the record of 4.58 million in July 2008. Thanks to the home buyer tax credit, home values have been stable for the past 18 months despite heavy job losses. Over the short term, high supply in relation to demand clearly favors buyers. However, given that home values are back in line relative to income, and from very low new-home construction, there is not likely to be any measurable change in home prices going forward.”

Life is a Gift...Live it!

Gary Nathan, Broker

Amanda Mavis, Assisting Agent

Woodland Developments & Realty

Local Market Update

2010-05-27T14:59:00.000-05:00

Greetings!

I'd like to share with you some local numbers and thoughts compiled by Chris McGrath, a broker in our office. The time period is January 1 - May 15 of this year for all waterfront properties in Sawyer County:

2008: 39 sold, $234,667 average price, average selling price of 92% of list, average days on market (DOM) of 186 days

2009: 18 sold, $230,133 avg. price, 89% avg. sale price/list, 321 DOM

2010: 38 sold, $233,998 avg. price, 91% avg. sale price/list, 292 DOM

Please notice that there has been a very small change in average price over the 3 year period. With how dismal last year was, one would have thought the average price would have been much lower. Our market has shown stability in price while at the same time, large variations in # of properties sold (18 in 2009, 38 so far this year, more than double the volume). The current market has made a nice comeback relative to last year and we are seeing that trend continuing as long as the economy continues its slow recovery.

Here are some national statistics:

- Housing unit sales up 23.1 percent while prices continue recent strength with an increase of 7.3 percent over April of 2009
The increase in housing sales is the seventh month in a row where housing sales for the present month were above the same month from the prior year. And price increases just hit their fifth month in a row on the same basis.

- The PMI Mortgage Insurance Co.’s second quarter U.S. Market Risk Index (using 4th quarter 2009 data) showed evidence of a recovering national housing market and the prospect of higher housing prices in many markets within two years. Of the nation's 384 MSAs, 356 had a declining Risk Score, with only one showing a slight increase and the remainder unchanged. The number of MSAs in the riskiest category fell by 26.4% during the fourth quarter, while those in the least risky increased by 79%.

- Foreclosure filings were reported on 333,837 properties in April, a 9 percent decrease from the previous month and a 2 percent decrease from April 2009, according to RealtyTrac’s U.S. Foreclosure Market Report™ for April 2010.

We have made it through one of the toughest real estate markets in history and we continue to remain positive about the future. Certainly we are not cruising along as we were in the late 90’s and the early part of this decade but this year is much better than last.

Hope you have a great warm and safe weekend. Thanks to our Veterans, we live a life of freedom; one which I often take for granted. Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Spring is Hot in Hayward!

2010-05-17T16:20:00.000-05:00

Our local market has really heated up this spring; buyers are more optimistic and sellers are more realistic which has resulted in a number of deals coming together.

Additionally, Eric Wellauer from the Sawyer County Zoning Department shared some very interesting information. Zoning records indicate that land use permits, soil tests and sanitary permits for 2010 are back to 2005 levels, which was a very good year. Land use permits this year are at 101 versus 58 for the same period last year and that compares closely with 102 permits in 2005.

Here's the latest data for the entire U.S. market as provided by the Wisconsin Realtor Association Realtor Newswire 5/17/10.

April housing rates roar as low interest rates and looming deadline of tax credit brings purchasers out in force.
- Unit Sales up 23.1 percent while prices continue recent strength with an increase of 7.3 percent over April of 2009
- The increase in housing sales is the seventh month in a row where housing sales for the present month were above the same month from the prior year. And price increases just hit their fifth month in a row on the same basis.

Fresh evidence of nation's recovering housing markets
- The PMI Mortgage Insurance Co.’s second quarter U.S. Market Risk Index (using 4th quarter 2009 data) showed evidence of a recovering national housing market, and the prospect of higher housing prices in many markets within two years. Of the nation's 384 MSAs, 356 had a declining Risk Score, with only one showing a slight increase and the remainder unchanged. The number of MSAs in the riskiest category fell by 26.4% during the fourth quarter, while those in the least risky increased by 79%.

Foreclosure activity decreases 9 percent in April
- Foreclosure filings were reported on 333,837 properties in April, a 9 percent decrease from the previous month and a 2 percent decrease from April 2009, according to RealtyTrac’s
U.S. Foreclosure Market Report™ for April 2010.

Next week I will try and pull together some of the local market data for you so standby.

What a great weekend and week ahead weatherwise and thank God for the rain!

Life is a Gift...Live It!

Gary Nathan

Amanda Mavis

Woodland Dev. & Realty

15563 Railroad St.

Hayward, WI 54843

715-699-4040

nathan@garynathan.com

www.garynathan.com

What do you think?

2010-02-23T13:48:00.000-06:00

The latest report from Case-Shiller Home Price Index is somewhat encouraging. The gauge, which measures home prices in the 20 largest US cities, rose by 0.3% in December marking the seventh consecutive monthly increase.

According to a 4th Quarter report by Zillow, an online real estate database company, American homeowners’ confidence in their own home’s value fell to the lowest level in seven quarters. The report went on to say that in reality 28% of homes increased in value during the year. If we took a poll locally I believe the majority of home “owners” would say that their home values have changed very little. On the other hand home buyers will tell you another story.

The chief economist for Zillow said that “It does appear that many homeowners are finally succumbing to the notion that, in most areas, declining home values over the past year are no longer the exception, they are the rule”.

But here is another interesting poll result - almost three times as many people believe their home’s value will increase over the next six months as believe it will decrease in value. I like their optimism; let’s hope this will be the case.

Overall our area has performed well albeit the real estate market is not what it was nor do most of us expect it to return to the high-flyin’-days of five to 10 years ago.

Locally there has been a good flurry of business in the lower end residential market as well as the commercial market.

I always appreciate your input – give me your thoughts on home values in our area, I would be interested to hear what you think?

Have a great weekend and a safe one as we welcome the Birkie brigade!

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Development & Realty
15563 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Latest Results

2010-02-12T10:49:00.000-06:00

Hope you are enjoying the sun; it has been spectacular winter weather in Hayward. This weekend is the big Pre-Birkie Race so town will be hopping.

According to the REALTORS®’ report, fourth quarter home sales in Wisconsin were 25.6 percent above the same quarter in 2008.

Home sales in Wisconsin rallied in the fourth quarter after steady improvements throughout the year, bringing final 2009 existing home sales back to their 2008 levels, according to the year-end analysis of home sales conducted by the Wisconsin REALTORS® Association (WRA).

In the Midwest home prices were down by a modest margin in comparison to the rest of the country. The report went on to say that the first half of the year was down significantly compared to 2008, and the second half of the year grew at a very healthy rate.

In Wisconsin the median home prices fell 7.7 percent to $143,000 in 2009 as compared to 2008 which is much better than the decline of 11.9 percent for the U.S.

In Sawyer County we experienced a 20% gain in sales in January as compared to the same period last year. Total sales volume was $2,978,000 vs. $1,803,527 in '09 which is a 65% increase. The median sold price for this past month was $247,000 as compared to $173,073 in '09 - a 43% increase. Days on market also went down from 230 days in '09 to 146 days this past month.

So, all in all we are off to a good start and continue to remain optimistic.

Have a great weekend and remember - Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

"If we don't have it, you don't need it!"

2010-01-21T16:35:00.000-06:00

Historic Ehlers General Store in Cornocopia, WI apparently has used this slogan since it's inception sometime around 1915 - "If we don't have it, you don't need it!" That really gave me pause for thought.

I am troubled by the incredible loss of life and destruction in Haiti. While I watch little television, I must admit that the continued news coverage is pretty captivating. It is important that we know what's happening and hopefully it awakens us to reach out and help through prayer, monetary gifts and more.

For the most part, we have more than we need and there are few retailers that won't go out of their way to get us what we do need and what we think we need or ought to have. Welcome to the world of consuming.

So how does this relate to real estate? Can't say that I really know other than I personally have more than I need and perhaps you do as well. Real estate aside maybe more than anything the slogan "if we don't have it, you don't need it" will give you cause to think about what is really important.

Please know that I am painfully aware many people are dealing with difficult issues, but I hope you will give thanks for all that you possess and be compelled to give some of it away this week.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
155663 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com

Looking Forward to 2010!

2010-01-14T14:24:00.000-06:00

As we enter 2010 it is interesting to reflect on 2009, which was a challenging year for all of us, but the second half of the year was far more promising. Chris McGrath, broker associate in our office was kind enough to put together some of the latest statistics - see below. We believe, as do most U.S. housing economists, that the housing recovery will continue to accelerate in 2010. Consider the following:

Nationwide Results and Forecast:
Note: Source: NAR Data (National Association of Realtors):
2009 prices fell 12.9%
2010 prices are expected to rise 3.6%
Estimated 2010 existing home sales (approx. 90% of all home sales) expected to increase by 13.6% as compared to 2009.
Estimated 2010 new construction home sales (approx. 10% of all home sales) are expected to increase by 38% as compared to 2009.

Local 2009 Results:
Note: Source: NW WI MLS results for 4 county area; Sawyer, Washburn, Douglas and Bayfield:
12% reduction in total properties sold (’09: 752 sold, ’08: 855 sold).
11% reduction in average price (’09: $141,839, ’08: $159,424).

Nationwide inventory levels mirror what is going on here; the less expensive properties are selling, the more expensive properties are not selling at normal levels. A “normal” inventory level for a healthy real estate market is 6 months (i.e. it will take 6 months to sell the current supply of properties for sale). The inventory level for homes in the U.S. priced below $250,000 is 4.6 months (seller’s market) and for homes priced above $730,000, the inventory level is a staggering 40 months (buyer’s market).

The recent strong performance in the lower end of the market should kick start the higher end of the market in 2010, according to Lawrence Yun, Chief Economist of the NAR. Nationwide, larger lenders are once again focusing on “Jumbo” mortgages (those above $417,000) because they feel these assets are performing well again, that according to Vijay Lala, Bank of America, the largest Jumbo mortgage lender in the U.S. Increased lender interest in providing Jumbo mortgages and a strong, lower-end market are two critical success factors for the eventual recovery of the higher-end market.

Thanks to Chris for being a numbers guy; we remain optimistic and hope you are as well. Have a great weekend and Enjoy...Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Woodland Road
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Tax Credits for Energy Efficient Improvements

2009-12-17T14:38:00.000-06:00

There is quite a bit of hype on the radio, television, the Internet and elsewhere with respect to energy efficiency and federal tax credits. The energy savings through greater efficiency sounds great and it can be a pretty smart investment, but be sure the home improvements that you are planning qualify for a tax credit.

The energy tax credit is capped at $1,500 which includes items like insulation, windows and doors (including sliding glass and storm doors); garage doors, new furnaces, biomass stoves, water heaters as well as asphalt and metal roofs.

Tax credits are available at 30% of the cost through 2016 for existing homes and new construction for improvements like geothermal heat pumps, solar panels and wind energy systems.

Don’t rush into anything until you talk to a professional contractor and even then you need to check out what they're telling you. Certain ads on the radio or television make it sound as though you need to use a certain brand or contractor who is qualified. An energy-efficient improvement qualifies for a tax credit based on the type of upgrade and the material used, and is not dependent upon who performs the work.

If you are interested in learning more, just email me and I can provide you with some good links to more information.

Have a wonderful weekend and Enjoy…Life is Good…Live It!

Gary Nathan

Amanda Mavis

Woodland Dev & Realty

15563 Railroad Street

Hayward, WI 54843

715-699-4040

nathan@garynathan.com

www.garynathan.com

New Shore Land Standards

2009-11-20T14:59:00.000-06:00

In mid November the Natural Resources Board modified the proposed revisions to Wisconsin's shore land development rules found in chapter NR 115 of the Wis. Administrative Code. After 40 years of no updates the Board, just last June, had approved revisions that would provide more flexibility for shore land property owners who wish to make improvements to their existing homes, protect the habitat and landscape, enhance water quality and streamline the permitting process.

New limits were approved for hard surfaces (impervious surfaces) that cause runoff. There were also new requirements for property owners to mitigate or offset the impact of new development or expansion of existing structures.

The latest round of modifications was the result of concern on the part of some folks that the new rules were too restrictive for properties farther from waterways and not restrictive enough for development close to the shorelines.

So, the Natural Resources Board brought back this latest round of changes to the rules which zero in on two key areas:

(1) only properties within 300 feet of any lake, river or stream will be considered with respect to the impervious surface rule. Earlier the rule had included properties within 1000 feet of water, and

(2) expanding an existing home that is within 75 feet of the ordinary high water mark now has more limitations. An owner can build a second story or add to it vertically if the existing structure is a minimum of 35 feet from the ordinary high water mark. An owner cannot expand the footprint horizontally within the shoreline setback; that is a change from the earlier rule.

The new rules are expected to go into effect sometime in 2010.

If you wish to get more information you can visit the DNR website at www.dnr.wi.gov/org/water/wm/dsfm/shore/news.htm

Happy Thanksgiving everyone!

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Homebuyer Tax Credit Extended

2009-11-19T10:06:00.000-06:00

The tax credit extension and expansion has been approved and provides some great, new opportunities for both first time home buyers and current home owners.

- To summarize the government's latest action for FIRST TIME HOME BUYERS:

- The $8,000 first-time home buyer tax credit is extended.

- The buyer cannot have owned a home within the last three years.

- The home they purchase must be their primary residence.

- Qualified first-time home buyers would receive their $8,000 tax credit if they sign a
purchase agreement by April 30, 2010 and close no later than June 30, 2010.

- The tax credit is up to 10 percent of the home’s value but cannot exceed $8,000.

- Annual income caps to qualify for the tax credit will increase to $125,000 for single filers
and $225,000 for joint filers.

- Partial tax credit can be granted for incomes up to $145,000 for single filers and $245,000
for joint filers.

The NEW expanded part of the action taken by the Congress and the President for
CURRENT HOME OWNERS who are eligible:

- A $6,500 tax credit for current homeowners purchasing a primary residence.

- The home is eligible if the purchase agreement is executed by April 30, 2010 and the transaction closes sometime between now and June 30, 2010.

- The home buyer must have lived in their current home for five consecutive years of the past eight years.

- The new home being purchased does not have to cost more than the current home.

- Annual income caps to qualify for the tax credit will increase to $125,000 for single filers and $225,000 for joint filers.

- Partial tax credit can be granted for incomes up to $145,000 for single filers and $245,000 for joint filers.

Personally I believe this will have a continued positive effect for first time home buyers; I am unsure what to expect will happen with respect to the new part of this stimulus package.

Have a great weekend and good luck to all you hunters; be careful. Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Tax Credit to be Extended....

2009-11-06T11:30:00.000-06:00

The 2009 First Time Home Buyer Tax Credit has been expanded and extended by congress-- changes are to be effective when President Obama signs the bill, possibly by November 6th, today.

Below are some helpful links.

Frequently Asked Questions Regarding Tax Credit Changes

NAR Issue Brief: Homebuyer Tax Credit Changes

Title Insurance - OEC

2009-10-22T12:57:00.000-05:00

Greetings!

When anyone purchases a property - whether it's a vacant piece of land, home or commercial lot or building, it's typical for the buyer to request and the seller to provide a commitment for a Title Insurance Policy on the property.

It's very important that the buyer and his/her attorney review the Title Commitment received from the Title Company with respect to the conditions of the property. Those conditions include but are not limited to the correct legal description, legal ownership, easements, encroachments, mortgages, real estate taxes due, liens and exceptions and exclusions to the policy itself. There may be changes that occur to the property status between the time of an accepted offer and the closing.

GAP insurance is available for a buyer to purchase to cover certain issues that occur in the time between the issue of a title commitment for an insurance policy and the actual closing of the transaction.

Another kind of insurance policy that isn't is OEC or Owners Extended Coverage. Typically OEC is a policy in which ALL of the standard exceptions have been deleted. While the way the standard exceptions are listed varies slightly from title agent to title agent, they are essentially the following:

1. Rights or claims of parties in possession not shown by the Public Records.
2. Easements, or claims of easements, not shown by the Public Records.
3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the Land.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records.
5. Taxes or special assessments which are not shown as existing liens by the Public Records.
6. Matters first going of record after the effective date of the commitment.

Please note especially "not shown as existing in the public record". If you are a buyer or seller, it certainly is worth your time, effort and money to consider OEC insurance in any real estate transfer; it may be one of the most important investments you make in your next real estate deal.

Thanks to Renee Donaghue of Sawyer County Abstract & Title Company for sharing this information.

Have a great weekend and remember, Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad St
Hayward, WI 54843
715-634-2110
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Living on Waterfront

2009-08-27T16:11:00.000-05:00

It’s hard to believe that the summer is winding to and end and we are approaching fall; the weather of late has been just beautiful. We continue to suffer from lack of rain and our area is in an extreme drought condition. With that come low water tables, stressed trees and lakes that are very low. Some ponds have completely dried up and waterfowl is seeking other refuge. With that in mind, it is important to be good stewards of or lakes, rivers, streams and ponds. If we are going to live at the waterfront, we need to be well informed.

There's a guide which addresses many issues that waterfront property owners may face. The University of Wisconsin Extension and Wisconsin DNR have created a new publication for waterfront property buyers and owners titled "Choosing the Right Waterfront Property." The guide is free and can be downloaded at: http://www.eliteemail.com/clicktrack.cgi?cid=79374&url=http%3A%2F%2Fwww.uwsp.edu%2Fcnr%2Fuwexlakes%2Fpublications&u=97567643
In addition, you'll find other helpful resources including information for those who are thinking about buying waterfront property; the publication will help buyers match expectations with the reality of living on our wonderful waterfront properties in northwest Wisconsin.

You will also find information on Aquatic Plant Guides, lake organizations and simple practices that can help you protect your waterfront investment. It’s worth your time to peruse this helpful web site.

Have a great weekend and remember that Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad Street
Hayward, WI 54843
Cell: 715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Remodeling Benefits

2009-08-14T07:38:00.000-05:00

There are many of you that had planned to put your house on the market but instead you have decided to wait until the current inventory of homes diminishes and pricing grows stronger. In the meantime, you have decided to remodel your existing home and for good reason.

Remodeling will, in most cases, showcase your home better when you are ready to sell and help you reach a premium sales price. You will also have the benefit of enjoying the new additions or changes made during and following the process.

Before you begin, be sure that you make wise decisions in terms of payback for money spent- get the biggest bang for your buck! Try to view your home as a future buyer would and figure out what people are looking for that shop your neighborhood. The biggest priorities we see is that buyers want is a master bedroom suite, two or more bathrooms, updated kitchens and homes that do not have structural issues such as foundations, windows and roofs. If your basement or lower level is damp or wet, get it fixed.

Five of the top-ten average cost projects cited in Remodeling magazine's "Cost vs. Value Report" that provide the highest percentage return are:

Wood Deck Addition - 81.8%
Vinyl Siding Replacement - 80.7%
Minor Kitchen Remodel - 79.5%
Window Replacement - 77.7%
Bathroom Remodel - 74.6%

Other high-dividend projects include attic bedroom, basement remodel and major kitchen remodel. If you don't have a, you may want to consider that addition to help boost appeal to a future buyer.

Your home is one of the largest, if not the largest investment you have made. Do your homework and hire competent local contractors to do the work.

Have a great weekend and remember, Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Housing Market Turning the Corner?

2009-08-07T07:54:00.000-05:00

There is a strong indication that the housing market may be turning the corner and buyers are getting off the fence. The National Assn of Realtors reported that pending home sales rose in June for the fifth straight month. Most of this has been fueled by the continuing low interest rates, high housing inventories, tax benefits, seller incentives and the bargain prices on many homes. We have certainly witnessed much more buyer activity and deals coming together in just the last 30 days.

Despite what we have been through in this turbulent economy, a recent survey indicates that Americans still believe in the dream of home ownership. According to the June PULSE Top 25 Metropolitan Statistical Areas Survey, 83 percent of consumers believe buying a home is a good financial decision. Those surveyed, which are in their prime home purchasing years (ages 25 to 44), had not been adversely affected by the market in the past several years. About 75% of the survey respondents said that now is a good time to purchase a home because of home price declines.

Consider the following:

1. Today’s headlines indicate that the “Affordability Index” today is the same as 6 years ago (2003) signaling an excellent opportunity for buyers.

2. Case Shiller U.S. housing index shows increased home values for the 1st time in 3 years signaling the probable beginning of the housing recovery.

3. Interest rates today are outstanding – who knows what they will be like next year or the year after. They are at historical lows this year – that we know for sure.

4. Higher inventory levels today are excellent for buyers for 2 reasons:

a. Most Sellers are highly motivated right now (once they see things turn, they will become less motivated – they are tired of the buyer’s market they have been experiencing for 3 long years).

b. Our problem in the past has been not enough inventory to show prospective buyers. Today, a buyer can get much closer to their ideal home (or lot) due to the increased inventory levels and they can get it at a more competitive price.

All in all, it has been challenging and will no doubt continue but we remain focused on the road ahead not the bumps below.

Make it a great weekend. Life is a Gift...Live It!

Gray Nathan
Amanda Mavis
Woodland Dev. & Realty
15563 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

Shoreland Rules

2009-07-08T17:25:00.000-05:00

Recently there has been quite a bit of press regarding new statewide shoreline development rules (NR 115); which was approved last week by the Wisconsin Natural Resources Board. Right now the rule will spend some time in review before being signed into law.

Upon review, it appears that our own County ordinance is more restrictive than NR 115. Counties may have more restrictive, but not less restrictive, rules than what has been approved by the State.

The idea behind the rule is to provide enhanced environmental protection for wetlands, streams, rivers and lakes but not completely shutting down improvement or development by land owners. Good rules are important and necessary. The reason why so many folks come to our County and invest in its real estate is because of the scenic beauty and water quality; its our natural resources and world class events that have put us on the map.

From my perspective, there isn't anything in NR 115 that is more helpful or restrictive than what our County already has in place. For years we have worked over our present ordinance to arrive at a plan to preserve what we so enjoy. If you have a property that contains wetland or borders a lake, river or stream and you anticipate making improvements, I recommend contacting Bill or Eric at the Sawyer County Zoning Office; they are extremely helpful.

For more information on our local ordinance go to http://www.sawyercountygov.org/ and click on the Departments tab in the menu at the top of the page. Scroll down and click on Zoning and Sanitation; on the left hand side of the page you will find several links that lead you to great information regarding ordinances and shoreline zoning.

Have a great weekend and enjoy our beautiful natural resources.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15563 Railroad St
Hayward, WI 54843
715-699-4040
http://www.garynathan.com/
nathan@garynathan.com

Universal Design

2009-06-03T14:24:00.000-05:00

There is a new buzz word out there in the building industry that we need to pay attention to. It is “Universal Design”. What is universal design and how is it being used in our Hayward community?

Our good friend, Dennis Smith, of Par Place Condominiums and Apple Awards, provided me with the following information about Universal Design and specifically about his current building at Par Place.

"Universal Design is the design of products and environments to be usable by all people, to the greatest extent possible, without the need for adaptation or specialized design. What makes a home "universal"? It's simple. Everyone can use universal design! It doesn't matter if you are young or old. You could be short or tall, healthy or ill. You might have a disability. Or you may be a prize-winning athlete. Because of universal design, people who are very different can all enjoy the same home. And that home will be there for all its inhabitants even when their needs change.

Universal design is getting popular for three reasons.

First, it is safer. Many of the barriers that cause accidents and falls are eliminated.

Second, it looks nice. People with disabilities don't feel like they are settling for an institutional feeling house. And people who don't have disabilities think that universal homes look and work much better than the old models.

Third, more people want universal housing. This means that the old ways of designing homes just don't work anymore. We all want more comfort in our homes. Opening doors with arms full of groceries is as difficult at 30 as it is at 70. People live longer than they used to. More of us are living with disabilities, or know someone who does, so comfort is important in our homes. The traditional home that serves you well when you are healthy won't always take care of you when you break a leg or hurt your back. Younger people also want a home that will take care of them when they are sick or injured. People now realize that they need homes that will grow old with them. The 82 year old still wants to live in his or her own home; that person just needs a home that allows that to be the case. That's why universal design provides a great plan.

In Hayward, Par Place Condominiums is now constructing homes with many Universal Design features such as:
- One-level living with low or no thresholds in doorways
- Wide interior doors and hallways 36” to 42”
- Lever handles for opening doors rather than twisting knobs
- Light switches with large flat panels rather than small toggle switches
- Attached and heated garage with a no-step entry for easy access to your home in all seasons and weather
- A no-step entryway to the home provides access to the outdoors without steps
- Bright and appropriate lighting, particularly task lighting
- Two large full baths with handicap accessibility including a large no-threshold shower
- Energy Star Rated homes that are affordable to heat, cool and maintain
- High-quality, low-maintenance exterior construction

Par Place also has location and services that work well with Universal design. Located on a 40-acre property in the city of Hayward, there are no steep hills or grades to traverse whether driving or walking. It is close to such things as shopping & health care and actually within walking distance to pick up groceries and hardware. The local Sawyer County Transit provides quick, affordable rides to appointments or lunch at many of the favorite eating establishments. In addition there is affordable outside maintenance for one's universal home that allows more flexibility for travel. Your investment will be cared for and protected. "

We do hope you found this informative and helpful.

Take care & Enjoy - Life is a Gift...Live It!

Gary A. Nathan

Cell: 715.699.4040
Office: 715.634.2110
Home: 715.634.3585
nathan@garynathan.com
http://www.garynathan.com/
Woodland Developments & Realty
15563 Railroad Street
Hayward, WI 54843

Housing Stats - 2009 Qtr. 1

2009-05-15T14:47:00.000-05:00

Greetings and Happy Friday!

The first quarter statistics for Wisconsin home sales are in and Sawyer County numbers are pretty consistent with last year at this time. 2009 Quarter 1 home sales were 30 as compared to 2008 Q1 home sales of 31 and the median price dropped $2,500 to $123,700.

Wisconsin home sales and median prices both fell in the first quarter of 2009 compared to that same quarter last year according to data just released by the Wisconsin REALTORS® Association (WRA).

The optimistic side of me says, that all things considered, it appears we have leveled off. Mortgage rates continue to be in the 5 percent range and banks are willing to lend to buyers with solid credit histories. The federal stimulus package has offered a refundable tax credit of up to $8,000 for first-time buyers in 2009; we have seen many more first timers in the market than in past years.

According to a recent survey of buyers and sellers conducted by the National Association of REALTORS®, first-time buyers comprise about half of the existing home sales nationally. Historically, housing has been an asset that keeps up with inflation and provides a good way for people to build wealth.

You can't imagine the number of people I talk to that would love to make the move here permanently, or at the very least have a recreation property. We are blessed to live in this area with it's woods, water and clean air.

This weekend is busy with the 22nd Annual Fishing Has No Boundaries and the Cable Off-Road Classic Bike Race.

Enjoy your weekend...Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040 Cell
nathan@garynathan.com
http://www.garynathan.com/

Sales estimates for the state are provided by the National Association of REALTORS®, which seasonally adjusts quarterly sales figures. All county figures on sales volume and median prices are compiled by the Wisconsin REALTORS® Association and are not seasonally adjusted.

Separate the Wheat from the Chaff

2009-05-07T09:36:00.000-05:00

Greetings!

I’m sure you have heard the expression about separating the wheat from the chaff. As a kid on the farm I learned a bunch about separating; cream from milk, weeds from good plants, wheat from chaff…well you get the picture. In fact, the Bible has a bunch to say about chaff and I don’t recall any of it being good. We are bombarded with information on all the economic news including the distressed housing market, investments, changing mortgage rates and more. You have to learn what is important and what is not important, what affects you right now or may affect you in the future, or possibly not affect you at all.

Whenever I am faced with difficult decisions about things I know little about, I do some consulting. I check with professionals like accountants, attorneys, advisers or friends that know more about the subject than I do. Those of you who know me well know that I do pray; admittedly, I don’t always get the answer I want. On the farm we didn’t quit planting wheat just because the wheat futures market was down. My Dad usually consulted with folks in the know and decided how many acres to plant and what other crops he might consider planting in place of wheat. We didn’t quit farming just because we had hail, drought or too much rain or on the basis of what people were saying; each year we planted and each year we harvested, sometimes more and sometimes less.

The media can and has caused unnecessary anguish and panic. I believe real estate works the same way as farming in that we try to make good and informed decisions based upon our short term and long terms needs. We seek professional advice as well as advice from those we trust. We optimistically move forward with a resolve and hope for the future. Separate the wheat from the chaff and may your future be blessed. Life is a Gift…Live It!

Gary A. Nathan
Woodland Developments & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040 Cell
715-634-2110 Office
nathan@garynathan.com
http://www.garynathan.com/

Warming Up!

2009-05-01T11:51:00.000-05:00

Greetings! It's fishing opener in Wisconsin and the weather is warming up! If you don't find the walleye fishing very friendly tomorrow, I heard my basketball buddies bragging about great crappie fishing. They were all talking about their favorite holes but no one was saying where I could find those spots.

Speaking of warming up, there was a report yesterday from the Economic Cycle Research Institute (ECRI) that said the current recession, which is the longest post war, will probably end by the time the summer is over. The ECRI uses leading indicators that have a solid track record of predicting turns in the business cycle. It said that enough of its' key gauges have turned upward to indicate with certainty that a recovery is coming.

The real estate climate here has warmed up and local appraisers are really busy. Let's hope our local building contractors and vendors see an uptick in their work. Speaking of ticks, they are out in force so plan (protect) accordingly.

Have a wonderful weekend and remember...Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Wetlands - Search Before You Buy

2009-04-24T07:44:00.000-05:00

Greetings and Happy Friday!

So, you have found a piece of vacant land that seems like such a good deal, in fact the price as compared to other properties is so good it raises a red flag with you. It could be that the property contains a significant amount of wetlands, which may impact your plan for the property. What can you do or who should you contact?

Your local County Zoning Office is one source but now you can research potential wetlands and/or seasonal streams online through the Department of Natural Resources. There are maps available that indicate wetlands and potential wetlands; the two map layers listed are designed to help users determine if wetlands are likely present. Once you are in the site, you can determine if a wetland inventory map is available by clicking on the appropriate online Wisconsin county map. This is a great tool you can use before you even jump in your car or leg it across the property.

Wetlands are actually a wonderful component on most properties providing privacy, protection, beautiful views and wildlife refuge. In many cases, wetlands may actually add value to the land. You just want to be sure you know all you can about the property before you plan to buy and improve the land or build on the property.

Just go to the link below and search away:

http://www.dnr.state.wi.us/maps/gis/applist.html

Spring is certainly uplifting, I hope you enjoy the weekend and get to spend some time outside.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

Yahoo - Ice Is Melting!

2009-04-10T08:48:00.001-05:00

Greetings from sunny and warm Hayward, WI!!!!

This past week has been glorious with the bright sun and warm temperatures resulting in a true sign of spring...the ice is out on some small lakes and going out on a few of the larger lakes. It is so interesting to watch the change as the lakes grow dark and groan with movement.

This past week I have been as far west as Pokegma and Nancy Lakes near Minong and east as far as Teal and Lost Land Lake. Visits to the Tiger Cat Flowage, Round, Grindstone, Lac Courte Oreilles, Sand, Whitefish, Spring, Windigo, Smith and Nelson all show the same signs of ice receding from the shorelines. Spring has sprung!

Activity on the real estate front has really picked up in the past 30 days; all of our local Realtors are smiling and working longer hours. Folks are not only looking but deals are coming together and the latest upswing in pendings and closings provides another indication that spring is here.

If you have listened to recent broadcasts or picked up on the news you know that housing inventories are going down nationwide so that's good news. The good news for buyers locally is that we have a good strong inventory of homes on and off water and interest rates continue to hold steady.

If you're intested in buying - come on up and see us, we'll keep the light on for you!

See you "on the lake" soon....

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
15617 Railroad St
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Housing Credit

2009-03-23T15:32:00.000-05:00

Greetings from cool and rainy Hayward!

Most of you have heard about or know something of the $8000 tax credit available for first time home-buyers for the purchase of their primary residence. The purchase must be made after January 1 but before December 1, 2009.

Click on the photo below for a chart, from Realtor.org, that provides an easy-to-read overview. Please pass this along to anyone you know who might be interested!

I'll be sending some uplifting news in my blog at the end of this week so stay tuned! Think spring & have a great week!

Gary A. Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad St.
Hayward, WI 54843
Cell: 715-699-4040

Housing Credit Chart

nathan@garynathan.com
www.garynathan.com

March Madness - Another Barn-Burner

2009-03-13T12:21:00.000-05:00

Greetings from Hayward, WI!

If you like college sports then no doubt you are getting excited for this Sunday's selection committee bracket results for the NCAA Men's College Basketball tournament. After the upsets last night to Pittsburgh, Connecticut and Oklahoma it appears the 2009 tourney will be another exciting barn burner!

This past week has been exciting in Hayward as the temperatures are warming up (sunny and 32 degrees today - "feels like 42") and the snow is melting. Our phones are starting to light up more and inquiries through the internet have been increasing as well. This is the time of the year people seem to come out of their winter hibernation.

Just making it to the NCAA tourney is a great accomplishment for many teams. It feels like a real victory to me having made it through this particular winter, as well as we have, inspite of all the dismal news. We are looking forward to summer and our own barn-burner of a year!

Have a wonderful weekend and remember...Life is a Gift...Live It!

Gary Nathan
Woodland Developments & Realty
15617 Railroad Street
Hayward, WI 54843
Cell: 715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Sawyer County Assessments

2009-03-04T09:54:00.000-06:00

Greetings from Hayward, WI!

Numbers always intrigue me even though I barely made it through basic math courses in college. We've heard much in the news about the billions and trillions of dollars that we are either losing or loaning, so I did a little research on property values in our area.

The assessed value of real estate in Sawyer County is pretty interesting; there are a total of 292,756 acres and 14,572 improvements (homes and other buildings) on 34,844 parcels of land.

The total assessed land value is $1,870,724,370 and the total assessment for the improvements is $1,432,697,160. And the grand total for all parcels and improvements is....drum roll please.... $3,303,331,530.

Wow! And yet that's a drop in the bucket compared to the $61.7 billion lost by AIG in the fourth quarter of 2008. Essentially we would need the value of about 19 Sawyer Counties to cover the loss.

So how does Sawyer County compare to it's neighbors? Washburn County has nearly the same acreage as Sawyer with 32,593 parcels and 12,772 improvements for a grand total of $2,418,257,026 in assessments.

Bayfield County is larger by about 80,000 acres and has 33,544 parcels and 12,592 improvements for a total of $2,472,239,015 in assessments.

For more information on Wisconsin assessments go to http://www.revenue.wi.gov/equ/2008/ and click on the Assessments link.

Perhaps you were aware of the size of our "little" northwestern Wisconsin county, but I was surprised!

On the local level:

The American Birkebeiner had another successful year thanks to a great organization, sponsors, volunteers and the 7,000+ people who raced.

This weekend is the Hayward 300, the NASCAR of snowmobile racing at the LCO Casino. For more info: http://haywardareachamber.com/events_hayward300.html

Enjoy your weekend...Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Homebuyer Tax Credit & Let It Snow!

2009-02-23T17:11:00.000-06:00

Greetings!

Wow, we had a bunch of snow yesterday so the trails will be in great shape this weekend!

I thought the information provided by the Wisconsin Realtors Ass'n about the $8,000 first-time home buyer tax credit was interesting. Maybe you know someone who can take advantage of this opportunity!

Here are six things to know about the newly-enacted $8,000 first-time home buyer tax credit:

1. Eight grand, new buyers: The tax credit included in the economic stimulus legislation is much narrower than the $15,000 proposal. This credit is equivalent to 10 percent of the purchase price of the home--although it's capped at $8,000--and applies only to first-time home buyers and principal residences. But unlike an earlier $7,500 home buyer tax credit, this one does not have to be repaid.

2. First-time buyers defined: For the purpose of this legislation, a "first-time home buyer" is someone who hasn't owned a principal residence for three years before buying a house. (The date of purchase is considered the day that the title is transferred.) That means if you've owned a vacation home--but not a principal residence--within the past three years, you would still qualify for the credit.

3. 2009 buyers only: Only those who purchase a home on or after January 1 and before December 1, 2009 are eligible for the credit. Anyone who bought a home last year won't be able to take advantage of it.

4. Income limits: The tax credit is subject to income limitations. Single buyers need a modified adjusted gross income of $75,000 or less to qualify for the full credit, that's $150,000 for married couples. Those earning more than these thresholds may be eligible for reduced credits.

5. Refundable: Because the tax credit is "refundable," qualified buyers can take advantage of it even if they don't have much tax liability.

6. Recapture: Buyers have to own the home for at least three years in order to capitalize on the credit. If they sell the home before then, they will have to return the credit to the government. (Exceptions will be made in certain cases, such as death or divorce.)

READ MORE ABOUT IT:See the NAR material regarding the $8,000 first-time home buyer credit @ http://www.realtor.org/government_affairs/gapublic/american_recovery_reinvestment_act_home?lid=ronav0019.

Have a great weekend and enjoy the new snow....Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
Cell: 715-699-4040
nathan@garynathan.com
www.garynathan.com

This information was reprinted from the Legal Hottips article as provided by The Wisconsin REALTORS® Association Best of the Legal Hotline Service. This Wisconsin REALTORS® Association Best of the Legal Hotline service is provided for you by the WRA's Legal Affairs Department. The service should be considered a general statement of applicable legal principles. Given this format, it is impossible to fully address all potential legal issues which might apply in any particular situation. A determination of any individual's legal rights in a transaction can only be obtained after complete analysis of the law and its applicability to the particular fact situation.

2009-02-19T13:06:00.000-06:00

Housing - The Economic Stimulus Package

2009-02-18T18:07:00.000-06:00

Greetings from Hayward, WI home of the American Birkebeiner!

The race is on and town is already buzzing with folks, so be sure to join in the fun and festivities. For the schedule go to: http://www.birkie.com/

Well, President Obama and Congress did it; he signed the $787 billion economic stimulus package into law on Feb. 17; it contains elements that will bolster housing and the economy, that according to National Association of Home Builders Chairman, Joe Robson.

Let's hope this will help to put housing and the economy on the right track; the reports on new house starts has sure been gloomy.

Chief among the housing package is an $8,000 first-time home buyer tax credit for qualified home purchases in 2009. The tax credit does not have to be repaid and is fully refundable. This will remain in effect until Dec. 1, 2009; this should help motivate consumers to utilize it during the critical summer and fall home-buying months.

You can find more information on the first-time home buyer tax credit at http://www.federalhousingtaxcredit.com/.

According to the NAHB, the legislation will also help home borrowers by restoring the higher 2008 FHA, Fannie Mae and Freddie Mac loan limits through the end of this year. The limit will return to $729,750 from the current $625,500 in the highest cost markets. It will also rise in many other areas because the 2008 maximums were based on a more generous formula and, for most areas, higher median prices.

Time will tell whether these initiatives help move things in the right direction.

We have much to be grateful for despite all the difficulties; take care and keep the faith.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
15617 Railroad St
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

2008 Housing Report & 2009 Birkie Report

2009-02-13T13:08:00.000-06:00

Greetings from Hayward, WI!

My broker partners, Chris and Cindi McGrath, were skiing the OO Loop last night and this morning Cindi skied from OO north to the High Point feed station (14K marker) and conditions were perfect. Actually, Cindi said the conditions were the best all year; despite the rain we received this week. Kudos to the Birkie Foundation as they had a big crew out on the trail hand-picking debris off the trail yesterday.

The race is on! The Birkie Trail base is still very solid and should hold up without any problem for the race. See the link below for the Trail Report which is updated daily.

www.birkie.com/?page=1038

The housing statistics for Wisconsin and Sawyer County are finally in for the fourth quarter and year end 2008.

Sawyer County Q4 sales were 50 units which is down from 2007 Q4 sales of 68. The 2008 year end total sales were 213 housing units versus 296 in 2007.

Median prices in Sawyer County held nearly the same in 2008 at $170,000 year end vs. $171,400 for 2007. The fourth quarter of last year actually dipped to $160,000 compared to $177,500 in Q4 of 2007. It is pretty obvious that some short sales and foreclosures had an impact on Q4 median price.

Back to the Birkie - Next weekend is the BIG RACE, the 36th annual American Birkebeiner from Cable to Hayward! One of the many events that makes Hayward a world-class place to be!

Have a wonderful weekend and remember that Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad St.
Hayward, WI 54843
Cell: 715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Money Anyone?

2009-02-06T14:16:00.000-06:00

Greetings from Hayward, WI

This week we had a good meeting with local lenders, Angie and Gloria, from Johnson Bank. The good news is that mortgage rates continue to remain low and there is plenty of money available to loan. In addition to that, there are several good first-time home owner loan packages, second-home owner packages and vacant waterfront land monies available. Obviously, one needs to have good credit.

Fortunately, Sawyer County is blessed with great lenders who have solid portfolios and continue to perform well. However, our government must do something to relax the mark-to-market accounting as lenders need the ability to lend for the mortgage and housing industry to recover and thrive. It's really vital to the economy.

The housing market is soft but our local residential property market and economy are faring better than national trends. At the same time it appears that the local existing housing market and home values are remaining fairly stable. If you're building, the good news is that construction pricing is at rock-bottom lows and qualified builders are available.

Next week 2008 Q4 home sales data for Wisconsin and our area should be available so I'll be able to report the latest numbers for last year.

This is a big weekend as the Lions 27th Pre-Birkie ski race kicks off tomorrow at 10:00 am; join us for the fun! I'll be at Mosquito Brook cheering on the racers and handing out goodies.

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

Sawyer County On The Move

2009-01-30T13:47:00.000-06:00

Greetings from sunny and warmer than last week, Hayward!

We had a great week in Sawyer County this past week; I attended two ribbon cutting ceremonies that nets Sawyer County 70 quality jobs. There were many folks on hand to mark the grand openings of the new Great Lakes Renewable Energy Manufacturing Plant and NorthernBridges Health Care. These news jobs obviously contribute a great deal to the local economy in the way of much-needed income.

NorthernBridges is a for-profit employer which provides home health services to people who are disabled and/or elderly within an eleven county area of Northwest Wisconsin. Great Lakes Renewable Energy is a wood pellet manufacturing business that uses "green" production technology to make residential wood pellets for heating. The process provides virtually no
un-natural emissions. Terrific businesses with impressive leadership.

Since the two companies opened their doors, I can tell you that we have had an up-surge in inquiries for business and commercial space from ancillary businesses. Both companies already anticipate that they will grow the number of jobs which certainly will create more new business opportunities.

Add to that the fact that my "favorite" treat place opened its "new doors" just before January 1. Sean and Kara Carlson cut the ribbon on their new digs - Dairy Queen Grill & Chill which is conveniently located just two doors down from my office. They hired 28 new employees to help in the operation of this trademark treats establishment.

Sawyer County certainly has its share of folks who have lost their jobs due to downsizing and restructuring; for that I am certainly sorry and sad. Fortunately we have a strong County Government, a talented and dedicated Sawyer County Development Corporation and business and education leaders that have pulled together and have been working overtime to bring new jobs to our County.

New jobs means more consumer spending on goods and services as well as homes and commercial properties. I consider it a privilege to work with so many great folks and I expect that throughout the year there will be more good news in light of these challenging times.

We had a little snow this week and the trails are in great shape so come up and take advantage; remember that the Pre-Birkie and the Birkie are next month. Come and enjoy Sawyer County and all that it has to offer; I came here 29+ years ago and never left!

Life is a gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com

2009 Looking Ahead

2009-01-22T10:28:00.000-06:00

Greetings from Hayward, WI!

There is some interesting information and data on house prices according to a recent article by Stephen Malpezzi in the Wisconsin Real Estate Magazine. Per the National Association of REALTORS® between 1968 and the present day, median household income rose from about $35,000 to about $50,000. On the other hand, the real median NAR house price rose from about $91,000 to a peak just near $220,000 in 2006. The numbers above are after adjustments for inflation, along with related data on median household income.

One surely realizes how this kind of year-after-year growth is not sustainable. Nationally we had 3-5% growth year in and year out which was faster than all other prices, and that was true for much of the decade before the 2006 peak. In Sawyer County we had several years of double digit increases. Fortunately, Wisconsin, and Sawyer County in particular, have fared much better over the past three years than much of the rest of the nation. Most of the Wisconsin housing markets have dipped 8 to 10% from their 2006 peaks.

With all the ups and downs, the U.S. economy (and Wisconsin’s) has turned in an average growth rate, per capita, adjusted for inflation, of around 1.7 percent, for most of the past century.

So what can we expect for 2009? No one has a crystal ball and I certainly won't make any crazy predictions. When we see housing inventories return to half a year’s inventory instead of a year or more we will probably be able to say we are in pretty good shape in the housing sector of the economy. But a great deal will also have to do with what the Fed is doing and will do regarding the overall state of the economy.

Doom and gloom do not have a seat at my table. Personally, I am optimistic that 2009 will be a solid year (see last week's blog) and suggest that all of us be patient during the correction. We will continue to be persistent in providing solid and timely information to buyers and sellers so that they can make informed decisions.

The 26th Annual Lions Pre-Birkie Ski Race is coming up on Saturday, February 7; this is really a great race. Hope all you snowmobilers and skiers are enjoying the snow!

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

More Than $50,000,000 Sold

2009-01-16T13:00:00.000-06:00

Hayward, WI Real Estate

Have you heard enough bad news about real estate?

Yes, the market is slower than what it was three years ago, but ponder this. Hayward area real estate offices were involved in sales of more than $50,000,000 in residential waterfront and off-water homes in 2008! There were 113 waterfront home sales and 106 off-water home sales. This does not include any non-MLS homes that were sold. Not bad and the good new is that sales continue despite all the doom and gloom.

As soon as the Sawyer County fourth quarter and year-end numbers from the Wisconsin Realtors Association are available, I will report them to you. They won't be pretty in comparison to other years but remember $50,000,000 plus! People are still inquiring about properties & my day is scheduled tomorrow to show property - even in this weather!

This weekend is the Seeley Hills Classic Ski Race on Saturday and the Birkie Classic Trail Tour this Sunday. The snow is great and the temps are warming up....it is sunny and beautiful today.

Come on up and see us!

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@cheqnet.net
http://www.garynathan.com/
http://www.haywardwaterfront.com/

Christmas Greeting

2008-12-22T10:11:00.000-06:00

A Christmas Greeting.

Life is a Gift!!
Gary Nathan &
Amanda Mavis
Woodland Dev. Realty

Assessments - Market Impact

2008-12-11T10:02:00.000-06:00

Greetings from snowy and beautiful Hayward, Wisconsin!

Every year I say the same thing when we near the end...where did the time go? Another year is almost in the books and it has been one to remember and to forget. So while you are reflecting, I want to call your attention to looking ahead in terms of property assessments.

Most of you know that 2005 ended the boom in real estate around the country and that is true for our area as well. Your property tax bill will be arriving in December and, of course, your real estate taxes are based upon the assessed value of your property. So that raises the question of whether the assessed value and the fair market assessed value (what the market is willing to pay) of your property is realistic?

Your 2008 property tax is based on the assessed value of your property as of January 1, 2008; in Wisconsin we pay real estate taxes in the rears which is different than our friends in Minnesota. So there is no correcting assessments for 2008.

Your local assessor will soon be establishing new values for 2009 which you may want to pay close attention to when you receive your notice this spring. There is an opportunity for you to discuss and review the assessment with your local assessor and even ask for a local board review. If you don't receive a notice, be sure to check with your Town Clerk for a copy of your new assessment. Filing an objection to your assessment is a fairly easy process.

When I review the numbers through the third quarter of this year I have not seen a great deal of change but I believe the fourth quarter numbers will have a much bigger impact due to foreclosures around the state. While most of us would agree that we want our properties to be valued correctly, we don't want to have to pay any more tax than necessary.

If you want more detailed information, please visit the Department of Revenue website at www.dor.state.wi.us/html/govpub.html. This site is very helpful with respect to property taxes and the assessment process.

On the local level:

The big hunt is completed and most folks I talk to said it was more challenging than usual to shoot or even see a big buck.

This is a wonderful time of year to visit Hayward as we prepare for many winter events. Come on up, shop and dine at our local establishments and enjoy our "north woods" atmosphere....you will be glad you did.

Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@cheqnet.net
http://www.garynathan.com/
http://www.haywardwaterfront.com/

HOME REMODELING = HAPPY RETURNS

2008-12-04T20:47:00.000-06:00

Greetings from cold but mosquito-free Hayward, WI!

For most of my life it seems that I have been involved in remodeling and many times I have wondered if it is really worth it. If you are considering a rehab job, here are some thoughts and statistics from the latest National Assn. of Realtors “Remodeling’s 2008-2009 Cost vs. Value Report”.

On average, you can expect to recoup about 67% of your investment in 30 different home improvement projects. The projects range from kitchen and bathroom remodeling to the addition of a master suite, a garage or build-out of your attic. At the height of the housing boom in 2005 (yes, just 3+ years ago) home owners received an average payback of about 87% on these same projects. Still 67% is a pretty high rate when you consider our weak housing market. And remember that this is a national average; our area would tend to be higher because of lower labor costs.

Guess what the top project paybacks are.......ok, I won’t keep you in suspense. Exterior projects like siding, decks and windows (see my friends at Glassworks---an unpaid ad) lead the way for recovery on dollars spent. And why not, all of the above provide great curb appeal. According to the report only kitchen re-dos can compare to the exterior projects.

We do have to take into consideration that the cost recouped for any project depends on a variety of factors including the look of the finished project, condition of the rest of the house and the value of other homes in the neighborhood.

From my perspective, renovations do more than just give us good payback when we sell. Keep in mind you get to live in and enjoy the renovation; a buyer has less to do when you sell which also results in less negotiation over imperfections. Less stress for buyers usually means more money for the seller.

Remember my blog back a couple of weeks where I talked about growing up in a farm home….take a look at the picture attached taken over Thanksgiving vacation. On the left is my brother, Dennis, at our old farm home. If you think the outside looks bad, you should see the inside! No amount of money could rehab this place! We didn’t leave it this way but you wouldn’t want all the boring details.

The long and short is that despite the weak housing market remodeling dollars spent is still a solid investment.

Come on up and see us; there is ice on the small lakes and just starting on the big lakes; word has it that fishing is very good. Have a great weekend and enjoy!

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/
http://www.haywardwaterfront.com/

NO SURPRISE - Q3 HOME SALES DOWN

2008-11-21T19:46:00.000-06:00

Greetings from Hayward, WI!

Third quarter home sales and median prices slipped this past quarter as compared to the third quarter of 2007, this according to a recent report from the Wisconsin Realtors Assn.

Wisconsin existing home sales were off by 16.7% while median prices finished 5.3% lower at an average of $160,000. Nationally existing home sales were down 7.7% with some pockets of the U.S. starting to show some positive signs,

Sawyer County results showed that existing home sales for Q3 totaled 76 as compared to 101 sales for the same period in 2007. The median price sank to $170,000 as compared to $180,000 a year ago. Interestingly enough that median price of $170,000 for Q3 is exactly where we finished in 2007 in average median price. Like the nation and the State there are areas in Sawyer County that have fared better than others.

Is there any good news? Since 2001 housing has still appreciated 24.4%; owning your own home continues to be a good investment. Mortgage rates remain very favorable and banks are willing to loan money to qualified buyers. Inventories are high so buyers have much to choose from. According to William Malkansian, president of the Wisconsin Realtors Assn., modest downward price adjustments can actually be a healthy thing in a soft market. Buying in this market should result in solid appreciation over the long term.

But the really big news is that the sacred holiday has arrived, yes it is Deer Season in Wisconsin and it opens on Saturday. Have a great weekend and plan to make a trip to Hayward soon. Happy Thanksgiving and safe travels as well.

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com
www.haywardwaterfront.com

Bailout Locally

2008-11-15T09:01:00.000-06:00

Greetings from the North Woods!

The bailout has been talked about and written about a great deal but how does it affect us locally? While we have not suffered as many foreclosures or a real estate bubble that has burst, we have certainly been affected. From my perspective, the biggest issue facing all of us as buyers, sellers, realtors, etc. is the tight mortgage and credit markets. How quickly and "effectively" the bailout plan is implemented will have a big effect on buyers securing the credit they need in order to purchase the real estate we have to sell.

Locally, our financial institutions are very solid and actively making loans to qualified buyers. However the overall market meltdown and economic slowdown has triggered tighter lending policies. Gone, for the most part, are the days of zero to low down payments.

There are postives in all of this! Current lending policies cause people to only borrow according to affordability. Financial institutions have implemented plans to help keep people in their homes and forestall foreclosures. People are also having to budget and plan better. Sellers are more realistic in pricing and buyers are better at due diligence. Overall, I believe it can bring a new energy to the market. It is usually in the toughest circumstances that we learn the best lessons.

Additionally, I remain optimistic because the phone has kept ringing and deals are coming together. Traditionally November usually marks the beginning of the slowest period in real estate. Fortunately, that gives us time to reload and get ready for Valentines Day when the real estate market begins another busy season. The last time I checked, they weren't making more real estate - especially lakeshore!

Have a wonderful weekend and come on up and see us soon...Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@cheqnet.net
www.garynathan.com
www.haywardwaterfront.com

Rise & Shine!

2008-11-08T12:17:00.000-06:00

Growing up on the farm in North Dakota was a good thing; the hard work kept me off the streets and taught me many good lessons about living. It would bug the heck out of me when my dad would call up the stairs of our small two-story farm home at 4:30 or 5:00 am and say “get up the day is a-wastin” or “rise and shine”. I wanted to yell back “I’ll rise but don’t expect me to shine." That would have been a seriously dumb thing to do!

There were many tough times, like six foot snow banks to crawl over just to get to the barn to milk cows, hail that shredded crops or putting up hay in 100 degree heat. Sometimes there wasn’t much money but dad and my mom just kept working.

People would say “what are you going to do”? My dad’s answer typically was “I’m going to get up, put my pants on and go to work." Dad didn’t always know what the results would be but he worked through the tough times.

Times are pretty tough in our economy and in real estate. Personally, I’m not complaining about the real estate business but I know it has been very hard for many people and I do feel for them. I don’t have all the answers but I am an optimist and my mantra continues to be “rise and shine”, put my pants on and go to work.

It’s Saturday morning…..have a wonderful weekend…..I’m going to work!

Life is a Gift…Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@cheqnet.net
www.garynathan.com
www.haywardwaterfront.com

Bailout

2008-10-31T14:07:00.000-05:00

Greetings from sunny and warm Hayward!

Many people ask what kind of an affect the Emergency Economic Stabilization Act will have going forward as it relates to real estate. It certainly will affect buyers and sellers and overall consumer confidence; freeing up cash and credit is critical as well as working through more of the mortgage mess.

For the most part, I don’t see any immediate results; this is the kind of plan that will take several months before we see results but I believe the outcome will be positive. Add to the soft real estate market, the election and the financial crisis around the globe and one can feel like a deer in head lights.

The upside is that U.S. home sales were up last month, though median price was down and U.S. inventory of homes moved much lower. In addition, home mortgage rates are in great shape and local banks in particular are eager to loan to credit-worthy buyers. Locally we still have a good inventory of homes which is good for buyers.

Amidst all this turmoil folks still are shopping for that “up north retreat” and the opportunity to build family memories. Personally, I believe the real estate debacle got us here and will lead us out again as has been the case historically. The U.S. is not shrinking, nor are we in Sawyer County, so housing will continue to be a need for primary home owners as well as a “want” when it comes to secondary home owners.

If we can weather what went on in 2008, I am confident we can deal with the bailout plan and make 2009 another success.

Come on up and enjoy our beautiful north woods, fresh air and lakes…Life is a Gift…..Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Stork Report

2008-10-24T09:54:00.000-05:00

While all the world is in a tizzy over the economy and our nation is stumbling through stock market mania, a nasty election process, job lay-offs and more.....I have some very uplifting news.

Amanda, my personal associate, and her husband, Jeremy are the proud new parents of "Macie Lynn" who was born into this world on Wednesday at 11:55 am. She is healthy and is 6 lbs. 6 oz. and has dark hair and eyes. Fortunately, she is beautiful like her mother and has her father's quiet disposition. Yes, Macie's parents are proud and so are we!

So in light of all the bad stuff that is going on, we give thanks to the Lord for all that is good and especially for family and friends.

Despite the doom and gloom we continue to answer the phones, show and sell properties and are thankful we live in Hayward, WI. This kind of economic turmoil tends to favor real estate investment so we are hopeful, remain optimistic and look forward to the challenges in 2009.

Normally, I close with Life Is Good....Enjoy....but I think it is time to coin a new phrase....Life is a Gift...Live It!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Current Sales Statistics!

2008-10-03T08:59:00.000-05:00

Greetings!

It's a beautiful, sunny and crisp morning in northern Wisconsin and the colors are terrific; we had a pretty hard frost in town last night.

Several folks have asked how things are going in our market so Chris (my colleague in the office) provided some quick “lake home” statistics.

- Sawyer County has had 122 lake home sales (condos and single family) over the past 12 months (10/2/07 – 10/2/08).

- The average sale price was $336,884 (93% of list price).

- The previous 12 months (10/2/06 – 10/2/07) we had 151 sales with an average sale price of $328,262 (94% of list).

- The number of units sold is down 19% and the average price is up 2.6% although the % of sale price/list price went down by a point.

This information is according to the local Multiple Listing Service so it provides pretty good data for properties that are listed on the MLS. Of course, there are sales occurring that aren't. The positive side of me sees this news from the perspective that average price and sale price to list price is holding pretty steady. In spite of all the bad news, this has been a very good year for many of us!

This weekend is Cranberry Festival in Stone Lake and Apple Fest in Bayfield so come on up and enjoy the fall colors and fun.

Life is Good…..Enjoy!

Gary A. Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad Street, Hayward, WI 54843
715-699-4040 Cell
715-634-2110 Office
715-634-2884 Fax
nathan@cheqnet.net
www.garynathan.com
www.haywardwaterfront.com

I WANT TO SELL MY REAL ESTATE NOW!!

2008-09-11T13:24:00.000-05:00

Times are tough but real estate is still selling; yes there are buyers out there but they are much pickier and somewhat spooked with what is going on in the housing market.

What do you need to do to help sell your property? I have some tips that may help you achieve success sooner than later.

1. Be realistic and price your property right the first time, this is a challenging market period! Sure we all want to get top dollar and not leave any money on the table but not selling early into the process means higher holding costs including real estate taxes, insurance, utilities, interest and upkeep. From my experience I recommend that you secure both a market analysis from your realtor and an independent third-party appraisal. Price the property no higher than 5% above the top value or no higher than 10% above the two blended values. Listen to the experts.

2. The first Offer is typically the best; work with that Buyer to get the deal done and don’t take too much time in replying to the Offer. Keep it simple and don’t muddy the waters with little details like who gets the microwave, the bench in the front hall or who pays what for the safe water test. Personal property pettiness often kills deals, don’t lose track of the BIG PICTURE.

3. Stage the property right from the get go; clean up your property whether it is a vacant lot or your million-dollar-home. Get rid of the clutter inside and out and update even if it means trashing your velvet curtains and changing the orange countertop to granite. I have always believed it takes spending some money to make money and getting your real estate ready is no different than running a business. Paint the front door, trade out the vinyl for tile or wood flooring and please get rid of the PETS….well at least during the showing! Clean it up, Spiff it up and give it that “Pottery Barn Look”.

4. Understand Buyers; most don’t want a project. SEE THE PARAGRAPH ABOVE. Most Buyers want to walk in, throw a log on the fire and put their feet up. Believe me there are not a lot of do-it-yourselfers out there and they expect your house to look like the “HGTV” finished house not “This Old House” project. Take away all the negatives you can; if a Buyer likes what he or she sees it will cut down on the negotiating.

There are no guarantees but I can tell you that if you don’t pay attention to the above you had best put yourself in “patient” mode and be ready to adjust your price down as your property gets stale from market exposure.

This weekend we are expecting 2500 riders in the Chequamegon Fat Tire Race. Next Saturday is the Birkie Trail Run and Trek (we are a sponsor) and don’t forget about Fall Fest next weekend as well! Plus the Hayward Library Fall Century Bike Tour is on Sunday, the 21st.

Life is Good….Enjoy!
Gary Nathan
Woodland Dev. Realty

Information Overload? We're here to help!

2008-09-05T13:57:00.000-05:00

Buyers and Sellers of real estate certainly have great opportunities and advantages in buying and selling real estate as compared to just a few years ago. The amount of information via the Internet on homes and other properties is plentiful, in fact seemingly infinite. The information is free and easy to access but searching through all of it can be pretty time consuming.

My work is much easier from the perspective of instant access but the amount of information is "overload". Buyers tend to agree that sifting through all the property data available on the Web can be quite daunting. Despite all the properties and information available there is much that you can't know or find out when surfing the sites. For example, you rarely know what the neighborhood is like, or the house on either side or you, or the "real" elevation of the lake lot. And how about the condition of the lakebed at the shoreline, mucky, sandy or what; until you take your shoes off and get your toes wet you really don't know. And "those realtors" are really good at taking just the "right angle" when it comes to pictures.

The Web is wonderful but until you actually walk on the property and see it, all the data in the world usually does not do a property justice. That's why real estate is such fun because we get the opportunity to help buyers find out "the real details" in their search for properties. In the future there will be more technology that will enable consumers to access even more data. Perhaps virtual tours will become "virtual experiences" and you will actually be able to feel the sand between your toes; now that would be progress!

So, happy wandering on the web. If you'd like some direction in your search, give us a call & we'll help you in any way we can!

This weekend is the Chippewa Flowage Musky Hunt and next weekend is the Chequamegon Fat Tire Festival so come on up and enjoy.

The weather today is sunny, dry, warm and wonderful.....Life is Good.....Enjoy!

Gary A. Nathan
Amanda Mavis
Woodland Developments & Realty
15617 Railroad Street, Hayward, WI 54843
715-699-4040
Cell715-634-2110
FAX 715-634-2884
nathan@cheqnet.net
http://www.garynathan.com/
http://www.haywardwaterfront.com/
http://www.haywardwaterfront.com/

Foreclosures & Ribs!

2008-08-29T15:01:00.000-05:00

My work in real estate has been a real joy. For the most part, the sale of each property results in happy sellers and buyers; a win-win scenario!

But more recently I have had the difficult task of helping some homeowners through near foreclosure of their homes. These are not folks who were buying on spec to churn prperty or making poor decisions. For various reasons, they found themselves in a predicament none of us would choose to be in. It was a mind-expanding experience for me and I consider it a privilege to have been involved, albeit not what any of us would wish for.

Luckily we were able to work through the issues and avoid the loss of their homes. Working with owners whose loan is delinquent and facing foreclosure and whose loan service is nowhere to be found is daunting. Those involved easily feel helpless and hopeless.

But there is help through a coalition called HOPE NOW ALLIANCE. The Wisconsin Housing and Economic Development Authority (WHEDA) has partnered with 19 housing counseling agency locations along with lenders, investors, trade associations and others to help track down the loan servicer and explore options for the homeowner forcing foreclosure to hopefully find a solution.

If you know someone that needs help, please encourage them to contact their local non-profit counseling agency at: http://www.wisconsinforeclosureresource.com/cc.asp

On a more positive note: Don't forget that this weekend is the Rib & Brew Fest in Hayward. The weather forecast is: "another Chamber of Commerce weekend"! Come on up and see us!

Life Is Good...Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
Hayward, WI
715-699- 4040

nathan@cheqnet.net
http://www.garynathan.com
http://www.haywardwaterfront.com

Lake Turnover?

2008-08-22T11:00:00.000-05:00

Not long ago someone asked me about Lake Turnover and quite honestly I did not have a good scientific answer for them. However there was a very good article in our Grindstone Lake Association newsletter which explains this affect in language that even I can understand. I have taken the liberty to paraphrase some of what was written.

Essentially “Turnover” is the term used to describe the mixing of the contents of the entire lake.
Reminds me of my stomach after dinner last night! Not long after ice-out, in early spring, winds create the wave action needed for considerable turbulence all the way to the bottom of the lake. At that time of year the water temperature and the water density is fairly uniform throughout the lake making it easier for the mixing to happen.

As springtime progresses and the spring winds decrease, (well, most of the time!) the sun’s radiation eventually causes the surface water of the lake to become significantly warmer (and less dense) as compared to the deeper water. The point where the temperature difference between the warmer and colder water is greatest is called the “thermocline”. Now there’s a word to put into your everyday vocabulary!

In many lakes, the thermocline is between 10 to 20 feet below the surface of the lake. Because of the density difference between cold and warm water, the thermocline acts like a barrier to prevent further mixing of the lake’s water.

As we approach fall the surface water cools to the point where its temperature and density once again is similar to the waters below resulting in the same mixing process that occurred in the spring. And yes we are beginning to see signs of fall and cooling, sunsets are much earlier!

Water is most dense at around 39 degrees Fahrenheit; because of this the lake water in the winter is actually warmer at the bottom of the lake as compared to the water immediately below the surface of the ice which is just above 32 degrees Fahrenheit. Essentially the warmer water of the lake shifts to the bottom in the winter and to the top in the summer. And there you have it!

Local News: Don’t forget that the Seeley Lions Club is hosting the Pre-Fat off road bicycle race this weekend and Rib and Brew Fest is next weekend. Come up and take in the fun!

Life is good….Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev & Realty
Hayward, WI
715-699-4040
nathan@cheqnet.net
http://www.garynathan.com/
http://www.haywardwaterfront.com/

Market Timing

2008-08-07T15:28:00.000-05:00

RISMedia, a real estate news source, recently reported that at the top of the most frequently asked questions list is, “How will we know when the market has bottomed out and we should buy a home”? We have experienced that question many times and I concur it is on the front of most buyer brain lobes. Buyers want to buy right at the bottom; who wouldn’t?

The answer does not appear to be all that difficult and I agree with the report in that there are two major factors that one should consider and watch. When you see an increase in listed sales and sold prices and a decline in inventory you can be reasonably sure we have hit bottom, right?

Nationally it appears we have started to see a decline in listing volume; it is however much more difficult to gauge the sold price data. Sale prices will be affected by some of the discounted foreclosure sales; hence lower average prices.

Locally we have been far less affected by foreclosures but inventory remains high compared to three years ago. Buyers still have, in my opinion, a great deal of opportunity because of listed volume and interest rates that continue to be historically low. That all could change if rates increase and inventories shrink.

Personally I was never any good at stock market timing, too many variables! Timing the real estate market isn’t that easy. It's made up of more than inventories, sales prices and sales volume. The overall economy and other factors such as buyer confidence, location, population growth, job growth and more, has an affect on the real estate market. Oh, and don’t forget about the fact that this is an election year. What’s your opinion; I’d like to hear from you?

On the home front - we've had just outstanding summer weather. Each morning when I leave the lake to go to work I wonder why? Go back to the beginning of the above paragraph….I never was good at market timing, hence I work. Thank God I am able!

Life is Good…..Enjoy!

Gary Nathan
cell 715.699.4040
Amanda Mavis
Woodland Dev. & Realty
Hayward, WI 54843
nathan@garynathan.com
www.garynathan.com
www.haywardwaterfront.com

Housing Stimulus

2008-08-01T09:38:00.000-05:00

Greetings from sunny, warm Hayward!

President Bush just signed into law the Housing and Economic Recovery Act of 2008. This is a major action that certainly affects consumers, REALTORS®, and our nation. As a result homebuyers will soon have access to more affordable financing, and first-time homebuyers (those who have not owned a home for three years) will receive a tax-credit to help them enter the market. Some may say "too little too late" but I believe we needed the action.

H.R. 3221, the “Housing and Economic Recovery Act of 2008 signed the bill on July 30, 2008. The bill includes the following provisions:

- GSE Reform – including a strong independent regulator, and permanent conforming loan limits up to the greater of $417,000 or 115% local area median home price, capped at $625,500.

- FHA Reform – including permanent FHA loan limits at the greater of $271,050 or 115% of local area median home price, capped at $625,500; streamlined processing for FHA condos; reforms to the HECM program, and reforms to the FHA manufactured housing program.

- Homebuyer Tax Credit - a $7500 tax credit that would be would be available for any qualified purchase between April 8, 2008 and June 30, 2009. The credit is repayable over 15 years (making it, in effect, an interest-free loan).

- FHA foreclosure rescue – development of a refinance program for homebuyers with problematic subprime loans.

- Seller-funded downpayment assistance programs VA loan limits – temporarily increases the VA home loan guarantee loan limits to the same level as the Economic Stimulus limits through December 31, 2008.

- Risk-based pricing – puts a moratorium on FHA using risk-based pricing for one year.

- GSE Stabilization – includes language proposed by the Treasury Department to authorize Treasury to make loans to and buy stock from the GSEs to make sure that Freddie Mac and Fannie Mae could not fail.

- Mortgage Revenue Bond Authority – authorizes $10 billion in mortgage revenue bonds for refinancing subprime mortgages.

- National Affordable Housing Trust Fund – Develops a Trust Fund funded by a percentage of profits from the GSEs.

- CDBG Funding – Provides $4 billion in neighborhood revitalization funds for communities to purchase foreclosed homes.

- LIHTC – Modernizes the Low Income Housing Tax Credit program to make it more efficient.
Loan Originator Requirements – Strengthens the existing state-run nationwide mortgage originator licensing and registration system and requires a parallel HUD system for states that fail to participate.

For more information, visit http://www.realtor.org/governmentaffairs.

The weather has been superb and Sawyer County has been buzzing with tourists and second home owners. Come on up and see us! Enjoy.....Life is Good!

Gary Nathan

Amanda Mavis

Woodland Dev & Realty
Hayward, WI

nathan@cheqnet.net

http://www.garynathan.com/

http://www.haywardwaterfront.com/

Sunset on Grindstone Lake!

2008-06-25T09:04:00.000-05:00

In my last Blog I wrote that this has been a very busy quarter. Well, it has continued and for that we are most thankful.

To take a break, weather permitting, we try to get out on the lake. This past week Shari & I had the pleasure of watching a spectacular sunset from the middle of the lake. Sunsets along with wonderful sunrises are special times for us; it’s what so many people are looking for when they search for their “escape cabin” in the Hayward area. We feel truly blessed to have the opportunity to work and live where we can enjoy such beauty. We wish the same for you!

Come on up and enjoy all that the area has to offer. If you need an events calendar just let me know and I will email, mail or fax you a copy. Life is Good…..Enjoy!

Blessing and Curse

2008-06-06T15:35:00.000-05:00

The past few weeks have been both a blessing and a curse; mostly a blessing. Forgive me for not blogging for two weeks; actually that is probably a blessing. It has been the busiest month I can remember in my years of real estate.

Now before you quit reading I promise to keep this short; it's Friday and I want to actually leave by 5:00 pm for the first day in I don't know how long...that would be a curse.

There is a bunch of action; not just people looking but people buying....yes buying despite all the stuff you hear otherwise. I'm not one to boast but I must tell you that this past quarter will probably be a record for us; that would be a blessing.

For those of you who are kind enough to list your property with us and have not received an Offer to Purchase this week I sincerely apologize. BUT, keep the faith because Hayward real estate continues to sell and why not? This is the greatest place in the world to live and we invite you to come and see us....soon!

More blessings than curses! Life is Good....Enjoy!

My boat is in and the lake beckons.

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
www.garynathan.com
www.haywardwaterfront.com

The Barn...

2008-05-15T12:48:00.000-05:00

This is a great story we found circulating on the Internet.

A recently retired New York man wanted to use his retirement funds wisely, decided to buy a home and a few acres in Portugal . The modest farmhouse had been vacant for 15 years; the owner and wife both had died, and there were no heirs. The estate was being sold to pay back taxes.
There had been several lookers, but the large barn had steel doors, and they had been welded shut. No one wanted to go to the extra expense to see what was in the barn, and it wasn't complimentary to the property anyway... so, no one made an offer on the place.
The New York gentleman bought it as is, paying just over half of the property's worth; moved in, and set about to access the barn... curiosity was killing him. So, he and his wife bought a generator and a couple of grinders... and cut thru the welds. What was in the barn...?

The doors were welded shut, but a grinder took care of that.

A warehouse full of vintage high performance cars!!!
Aston Martin, Opel GT, Lotus Elan FHC, Lotus Super Seven Series IV, Lotus Elan DHC, Porsche 356, Austin Healey Sprite MkII, Volvo PV 544, Ford Y, Giulietta Sprint, Giulia Sprint Speciale (SS), Nash Metropolitan, Alfa Giulietta, Lotus Europa, another Lotus Elan FHC, Matra Djet, Lancia Flaminia Coupé, BMW V8, Formula racers, Chryslers, Mercedes, Austin A30, Formula racers, Chryslers, Mercedes, Austin A30… and the list goes on.
Amazing…

Total value of all vehicles… over 35 Million!

The man and his wife had full title to the complete lot of vehicles. They're having a great retirement!

So you see real estate really is a good investment....sometimes a "great" investment.

Life is Good. Enjoy!

Gary Nathan & Amanda Mavis

Remodeling for Resale

2008-05-09T12:18:00.000-05:00

Many of our clients ask what the return will be on certain remodeling projects. There is some good information from a Value Report published by the National Association of Realtors. You need to understand what makes a good home investment, whether you are buying, selling or remodeling.

One of the best returns for your money is bathroom and kitchen remodeling projects. “Many homeowners who complete mid-range bathroom remodels can expect to make money; the cost on a national average for this project is $10,499, and the return is $10,727, or 102.2 percent. On average, major mid-range kitchen remodels cost $43,862 and return $39,920 or 91 percent of the costs to remodel”. Master suites don’t fair as well; an approximate return of 80.1 percent of the remodeling expense.” Personally, I'd put the money in the kitchen, that's where most of us spend a great deal of time entertaining anyway!

In the Midwest, however, the same kitchen and basement projects return only 85 and 73 percent, respectively. Midwest buyers appreciate homes with updated siding; mid-range and upscale siding replacements return 96 and 98 percent of the project costs, respectively. Siding replacement projects fared well at resale in all four regions, likely because new siding is a relatively inexpensive way to update and refresh a home's curb appeal.”

In the end, you need to consider your own needs and desires as well as those of the home's future owner. Ultimately, the best reason for a remodel is so that you can enjoy it!

If you wish to read the full report go to www.REALTOR.org/realtormag.

It is absolutely beautiful today & I'm heading out to show “lake property”. Have a great weekend and Enjoy…Life is Good!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
Hayward, WI
715-699-4040
nathan@cheqnet.net
http://www.garynathan.com/
http://www.haywardwaterfront.com/

Quiet Lakes

2008-05-02T17:04:00.000-05:00

Sawyer County has an abundance of lakes and there is some neat history and information on the "Quiet Lakes" which are Lost Land Lake, Teal Lake and Ghost Lake; just 15 miles northeast of Hayward on Hwy 77.

According to the Quiet Lakes web site Lost Land Lake, was missing from early logger maps. Teal Lake was originally called Tea Lake. Did you know that Ghost Lake's name was derived from an over-served logger who thought the wild wandering flowage disappeared in a ghostly fog.? The drive to the Quiet Lakes literally "quiets" the mind and the tour throughout this lake region in the heart of the Chequamegon National Forest is one of the most peaceful settings you will find.

In 1962 a speed limit of 10 mph was enacted prohibiting water skiing and jet skiing for that matter. Zoning requires 200' of lake shore per home rather than the usual 100' on other prime lakes. We can thank the folks who lived there and now populate the lakes for actively protecting this unspoiled environment.

Chris and Cindi from our office live on Teal Lake; they are an easy touch for a ride on their pontoon!

Want to learn more? Go to www.quietlakes.com; it's worth the peruse.

The ice is out on many lakes so come on up! Good luck to all you opening day fisherman....Life Is Good....Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
Hayward, WI 54843
715-634-2110
nathan@garynathan.com
www.garynathan.com
www.haywardwaterfront.com

What's Hot, What's Not

2008-04-25T11:41:00.000-05:00

Buyers are poled each year by several different groups to see what they want when it comes to buying a home. So whether you are a buyer or a seller please read on.

Buyers are becoming much more aware of how a home impacts the earth. So smaller more energy efficient homes are very appealing to savvy buyers.

Appliances that are concealed with a wood-print cover or behind hinged doors. Storage areas in the garage that have the cabinet look with pull out racks or shelves. Whirlpools are out and freestanding tubs or "bath thrones" are the new "must-haves" as a bathroom centerpiece. Speaking of bathrooms, the latest trend is bathroom suites that include flat-screen TVs, a mini fridge and cappuccino maker. Who needs the rest of the home?

Outdoor living is huge, especially here in the north woods. Massive outdoor fireplaces, fire-ring patio areas, outdoor kitchens and even under-patio heating is particularly appealing to buyers.

Have a pet and do you like to keep it clean? Pet bathtubs and showers in the mud room or garage are a big attraction for pet owners.

What's out? High ceilings in small rooms - waste of space. Tiny balconies and lofts that accommodate one chair and a lamp. Small living rooms that look more like a hallway off the kitchen than a space in which to entertain. And finally, one sink in the master bath suite is an absolute NO! No!. Trust me on this last one; when 70% of the time the decision is being made by the "better-looking-sex" you had better hope the house you are showing has two sinks in the master suite.

Have a great weekend....it's raining here which will quicken the ice melt and oh it is so good to see green grass!

Life is good....Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
Hayward, WI 54843
715-699-4040
nathan@garynathan .com
www.garynathan.com
www.haywardwaterfront.com

Housing Headline Blues

2008-04-08T17:37:00.000-05:00

There has been a very interesting revelation regarding the negative housing data we have all seen on an almost daily basis. The next time you see any housing statistics presented, check to see if the statistics are provided by the S&P Case Shiller Index (chances are, they will be). This index surveys only 20 markets in 8 states – most of which are in California and Florida and other down markets. Conversely, the NAR (National Association of Realtors) survey spans 150 metro markets and uses median prices only. The third previously used survey, the OFHEO (Office of Federal Housing Enterprise Oversight) uses 287 local markets in its index, yet, the Case Shiller index with only 20 markets is getting most of the media coverage. Why? Most likely because negative headlines sell.

Consider the following: OFHEO data for 2007 indicates the average price in America was down 3/10ths of a percent based on data from the 287 markets mentioned above. NAR data showed a 1.4% median price decline. The 2007 data gathered from a 4th source, Realogy (the largest real estate brokerage in the world with over 300,000 agents) indicates a 1% decline for 2007. OFHEO, NAR and Realogy are all fairly close with the results of their data gathering. What did Case Shiller’s 20 market data report? A whopping 8.9% decline for the “overall” U.S. market in 2007.

How could there be such a huge disparity? A recent article from Realogy illustrates the methodology Case Shiller’s uses for measuring the New York City market. Shiller claims that New York City prices fell 5.6% in 2007. Shiller decided not to use condominium and cooperative sales in Manhattan in his data which constitute 1/3 of overall New York City sales and 99% of Manhattan sales. Manhattan based Miller Samuel Inc. tracked a 2007 price increase of 17.6% for Manhattan. Why did Shiller exclude the data that constitutes 1/3 of the New York City metropolitan area? Could part of the reason be because of his side business? Consider the following:

In a recent article by Lawrence Yun, Chief Economist for the NAR, Yun states “Dr. Shiller, a Yale Professor, has a side business in Chicago. His index is used at the Chicago Mercantile Exchange for hedging housing futures values. The more hedging of the bets that occur, the more profits go into Dr. Shiller’s bank account. And more hedging of the bets will take place if people believe there will be a crash in housing values. So, naturally he has a financial incentive to “scare” the market.” This side business may or may not be the reason Dr. Shiller uses such limited and selected data for his index. The disturbing part is that the Case Shiller index is being used by most media outlets to represent what is happening in the overall U.S. housing market.

What is the reality? Shiller claims that “Wherever you look, things look bleak” and that “We are in a historic housing bust right now”. OFHEO reports that 70% of the markets nationwide are not falling but actually rising. In Sawyer County, the last two reported quarters (Q3 and Q4, 2007) showed an increase in median price of over 14% and a 19% increase in the number of homes sold as compared to 2006 Q3 and Q4.
Reality is good thing.

Chris McGrath
Woodland Developments & Realty
715.634.2110
woodlanddevrealty.com

Pier Pleasure!

2008-04-02T09:13:00.000-05:00

Wisconsin waterfront property owners can celebrate after new legislation to protect existing piers was signed into law; the Wisconsin REALTORS® Association (WRA) credits the Governor and bipartisan legislative leaders for passage. It passed unanimously in both houses of the legislature.

According to the WRA, Assembly Bill 297 establishes grandfathering standards for existing piers and will provide permanent protection from future regulations to approximately 99% of the existing piers. The new law exempts from new regulations (or “grandfathers”) all piers up to 8-feet wide and loading platforms or “decks” (located at the end of the pier) that are 200 square feet or less. The law also grandfathers decks between 200 and 300 square feet, as long as they are no wider than 10 feet.

“This new law is very important to waterfront property owners and will provide certainty as to which piers are legal, and which are not,” said Mike Spranger, WRA Chairman. According to Spranger, “The new law strikes a good balance between the rights of property owners and the rights of the public to use and enjoy our waterways.”

This new law was worked on by a broad coalition of key stakeholders including the Wisconsin Department of Natural Resources, Wisconsin REALTORS® Association, the Wisconsin Wildlife Federation, the Wisconsin Builders Association, and the Wisconsin Association of Lakes.

While some existing piers will not be grandfathered, the law makes the process easier and more equitable for obtaining the necessary permits to keep these piers in place. Many of the piers have been a part of the property for years and years so the new law provides a fair resolution.

We can all agree that piers certainly add value to waterfront property because it provides access to the water for boating and recreation. In addition, there is a significant emotional attachment for some property owners; it's the place where many families have spent countless hours swimming, fishing and spending time together.

From personal experience, I can tell you that naps on the end of the pier are priceless!

The sun is shining, the snow is melting and spring is here; come on up and enjoy our beautiful lakes, woods, fresh air and "grandfathered piers".......Life is Good....Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Fed Rate Cut = Mortgage Rate Cut????

2008-03-28T09:11:00.000-05:00

Are you a little puzzled over why mortgage rates have not skidded to all time lows? After all, Fed rates have been cut five times for a total of 2.5%, so why don't we get a downward move in mortgage rates? In fact, mortgage rates are now higher than they were before the Fed began cutting rates.

The Fed controls the Discount Rate and the Fed Funds Rate; this is quite different from mortgage rates. Mortgage rates are based on mortgage-backed bonds known as Mortgage Backed Securities. Bonds that are issued by Fannie Mae and Freddie Mac and how those bonds perform when traded give us the rise and fall of mortgage rates.

Inflation will always be a big negative for any long-term bond because inflation eats away at the future return of the bond. Another piece in this puzzle is the performance of the NASDAQ and broader stock market.

As bond prices rise, interest rates fall. As bond prices fall, interest rates rise. As the NASDAQ moves higher, bond prices move lower which causes interest rates to rise. Conversely, as the NASDAQ declines, mortgage bonds benefit which causes mortgage rates to fall.

Fed rate cuts have had virtually no direct effect on mortgage rates. As the Fed cuts rates this impacts and typically stimulates the NASDAQ which then has a negative effect on mortgage rates.

Confused yet? Is there any good news? The biggest beneficiaries of the cuts are those home owners that have resets on their adjustable-rate mortgages. That's because the rate on many of adjustable-rate-loans is pegged to the rate on the one-year Treasury bill; it tends to move down after Fed rate cuts. Fixed-rate mortgages are typically tied to the rate on 10-year Treasury notes, so they are affected more by conditions in credit markets and inflationary moves; Fed cuts have little affect on long-term fixed mortgages.

The good news is that rates still are historically low when you look back over the past 40 years. One local bank just quoted me 6% for a 30-year fixed-rate mortgage....not bad!

The temps are warming up and the blue skies and bright sun certainly are a welcome site. The moon was bright last night and still beautiful at 6:00 am this morning....Life is Good....Enjoy!
Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

People Say the Darndest Things!

2008-03-11T15:28:00.000-05:00

Greetings:

The weather is fabulous today in Hayward; it is sunny and bright, about 35 degrees and the snow is melting. Amanda just called from Playa del Carmen and they are enjoying sunny weather and it's about 85 degrees poolside! Hmmmm....

I thought you'd enjoy something on the lighter side today - thanks to Fred Kortepeter, Sycamore Group, REALTORS®, Indianapolis, who passed along these gaffes and comments he's gathered from listing sheets over the years.

- Sellers to keep all flooring.

- One-owner condom near lake.

- Exclude basement, as it is a family heirloom.

- Priced for quick sale! (House had been on the market 15 months.)

- Mirror over fireplace and roof don't stay.

- Four acres on large lot.

- Defects: Neighbors' septic tank stinks in the summer.

- Watch for snake in the driveway. Don't run over it.

- Third-floor walk-up apartment: Great for getting rid of in-laws.

- Dog bites. Don't go in the house.

- Walls to be replaced.

- Reason selling: Moving.

Anyway, we're dreaming of spring & time on the lake!

Life Is Good....Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
nathan@garynathan.com
http://www.garynathan.com/
http://www.haywardwaterfront.com/

Sawyer County Zone Districts

2008-02-29T10:15:00.000-06:00

In my blog a couple of weeks ago I promised I would follow up with some interesting information about zone districts in Sawyer County from a land use comparison perspective. If you remember I asked what zone district comprised the greatest percentage of land use in the County; the answer is forestry at an outstanding 71%.

Our County comprises more than 1,354 square miles or about 866,560 acres. Of that there is more than 58,000 acres of total surface water area. More than 36% of the County is in public ownership.

See the numbers below that were graciously supplied by Eric Wellauer from Sawyer County Zoning along with his team in that office that worked to put this together. Draw your own conclusions but one thing I can tell you for sure, the water and woods of Sawyer County is why most of us live here and why others want to join us!

By the way, nearly 7000 people skied the Birkie here last weekend and it is snowing today so the trails for skiing and snowmobiling are excellent. The Hayward 300 Snowmobile Races are this weekend. Come on up and enjoy our great north woods.

Life Is Good....Enjoy!

Gary Nathan
Amanda Mavis

Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
nathan@garynathan.com
http://www.garynathan.com/

Birkie Week!

2008-02-21T09:13:00.000-06:00

Life is Good.
Gary Nathan & Amanda Mavis
www.garynathan.com

Make No Mistake

2008-02-15T08:32:00.000-06:00

It's a mistake to look at the Wisconsin and Sawyer County housing market through the lens of national indicators. I'm sure you heard the report yesterday on headline news that national housing sales decreased as well as prices. Well, that has not happened here.

While sales in Wisconsin dipped in 2007, prices actually increased leaving Wisconsin in much better shape than many parts of the nation. In Sawyer County we had another increase in the number of home sales in quarter 4 of 2007 as compared to the same quarter in 2006. Sales were up from 48 units to 68 units. The median sale price rose by more than $30,000 last quarter (as compared to 2006) to $177,500. For our county in 2007, the median price and total home sales were up over 2006.

Certainly 2007 was no picnic compared to the boom years but our future continues to brighten more quickly than a good share of the country. The stability of prices in this soft market is certainly a good sign for buyers. Housing remains a good way to accumulate and maintain household wealth. Lower rates and good inventory provides excellent buying opportunities.

Next week I'm going to share some information on Sawyer County Zone Districts. Forestry is the largest zone district category in Sawyer County. What percentage of the County is zoned foresty? Find out the details next week.

Don't forget that this weekend is the Walleyes for Northwest Wisconsin Family Ice Fishing event in Hayward. Also, it's the North End Classic Ski Race on Sunday. AND the big ones..the Birkie and the Barnebirkie are next weekend! Good luck to all you skiers!

Life is Good.....Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

HOPE NOW

2008-02-06T15:57:00.000-06:00

This week I want to take a little different spin on the troubled home market; there is always alot of talk about it, but is there any help? If you know of someone who is having trouble with their current mortgage and needs help, I have some tips for you.

Your family or friend may be eligible for relief under the President's initiative announced in mid-December; it is designed to help stem the tide of defaulted subprime mortgages. The most important part of this service is an interest-rate freeze, but it does not apply to all borrowers. Here's what a party in trouble should do:

1. Call the national counseling hotline at 888-995-4673.

2. Expect to be on the phone with a counselor for 45 minutes or more.

3. Expect that the counselor will recommend a course of action if a person is eligible.

4. Service providers are flexible and tend to be pretty helpful.

5. Refinancing is the typical solution for most borrowers but there are other alternatives.

The most important advice you can give your family or friend is to encourage them to call the hotline ASAP and start the process of seeking a solution; waiting could make any remedy impossible.

This weekend is the Pre-Birkie race from Lake Hayward to Hwy OO; sponsored by the local Lions Club this is always a great event. Come on up and enjoy the fun!

Life is Good....Enjoy!

Gary Nathan
Amanda Mavis

Woodland Developments & Realty
15617 Railroad Street
Hayward, WI 54843

nathan@garynathan.com
http://www.garynathan.com/

CYCLES

2008-01-31T10:07:00.000-06:00

Hola! This week Shari and I have had the pleasure of spending time in Playa del Carmen, MX where it appears they are building condos and developing every vacant lot available. Just a few years ago developers could not keep up with demand; now supply has surpassed demand and some developments are standing idle.

Home building runs in cycles; in the U.S. we have had four such cycles since the early 1970’s. Housing starts peaked in 1973, 1977, 1984 and 2006. Those peaks were followed by troughs in 1975, 1981, 1991and 2007 respectively. The same is true for home price appreciation. We had peaks in the mid to late 1970’s early 1980’s and 1990’s and the longest one from 1996 to 2006. You guessed it, each peak period was followed by a trough period.

According to the Bureau of Economic Analysis, new-home starts have fallen by at least 60 percent from their peak in past cycles. In the current cycle housing starts have fallen 47 percent. We are living with the legacy of the investor/speculator boom and lenient mortgage underwriting. Oversupply caused by overbuilding has been augmented by foreclosed properties. The number one indicator for a market upturn is a decline in new homes from an eight-month supply to a six-month supply. If builders don’t control supply it’s going to make the recovery that much more painful.

Fortunately, our market is similar to Playa del Carmen but on a much smaller scale. People go to Playa for the sun, ocean, beaches, great restaurants, shopping and relaxation. They purchase housing because they feel it’s a good investment in an international market. Folks come to our area for the pristine lakes, tens of thousands of acres of woods, clean air, four seasons, great restaurants, shopping and world-class events. They buy real estate because they feel it is a good long-term investment. Cycles happen; we have experienced them before. We don’t live in a boom or bust area so our highs and lows aren’t as severe as some other parts of the country.

Ok - I hear it’s really cold back home so perhaps a little extra time on the beach would be a smart consumer choice!!??
Have a great weekend…..Life Is Good….Enjoy!

Thanks to Dennis Smith for some of this week’s home building info…

Gary Nathan
Woodland Dev. & Realty
15617 Railroad St.
Hayward, WI 54843
715-699-4040
nathan@cheqnet.net
www.garynathan.com

Economic Changes

2008-01-23T07:50:00.000-06:00

The quickly changing economy certainly presents some challenges for all of us and the forecasts are all over the board. The last half of 2007 and the first part of this year have been dominated by the subprime mortgage market and the latest stock market sell-off. High oil prices, retail sales and home sales have taken a backseat.

So what is in store for the Wisconsin economy and Sawyer County? How will all this playout in the months to come? We all have our own forecast and stories to tell.

Wisconsin projects that personal income growth will be about 4.3% which follows the U.S. growth rate. We will not be hit as hard by the subprime crisis and mortgage foreclosures are half of what they are in the U.S. on average. Wisconsin folks have above national average credit scores and lower debt levels.

Exports are booming; in fact Wisconsin has enjoyed a 50% increase over the past three years. Wisconsin business, particularly the technology sector is expanding and creating more wealth. We have less economic risk because we are not a boom or bust type of economy.

Finally, this is a presidential election year so the good news is that overall economic growth has historically been better than average during those years. The bad news is we have several months yet of debates and candidates verbally attacking one another.

Our little company had a great year last year including record sales on Teal and Blueberry Lakes and full price and near full price offers on several other lake homes, commercial lots and businesses. We intend to make 2008 another great year; come on up and join us!

In order that I might better serve my real estate customers and clients I will be taking the next week off and exposing my brain and body to warm sun and sea breezes. Amanda will be here working hard and keeping our "local economy" rolling along.

Don't forget that the Pre-Birkie is Saturday, February 9!

Life is good....Enjoy!

Gary Nathan
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com

http://www.garynathan.com/

Warning!

2008-01-17T10:34:00.000-06:00

There is a bunch of information on the Internet about how you can log onto a company web site to learn the current value of your home. For the most part I find this to be misleading for home owners. Online automated valuations are not appraisals and the legality of these models is being debated as I write. This is NOT a valuation, it is a automated guess at best.

Realistic valuations are typically secured one of three ways. The best way is by hiring an independent licensed appraiser to do a full appraisal overview; its a process not a guess. There is a fee but well worth it in the end.

Another way to find a fairly accurate value for your home is to have your real estate agent do a comparative market analysis (CMA) which is typically free.

Finally, look at your most recent tax statement which will provide the estimated fair market value of your property. If your property has been recently assessed that "estimated fair market value" is normally pretty accurate unless your tax assessor is especially conservative.

Work with professionals if you want accurate and truthful results!

We received a little snow last night; the ski trails are excellent and the snowmobile trails in the woods are good. Have a great weekend!

Life Is Good...Enjoy!

Gary Nathan and
Amanda Mavis
Woodland Dev. & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

Planning On Building an Ark?

2008-01-10T14:41:00.000-06:00

Noah in 2007

In the year 2007, the Lord came unto Noah, who was now living in the United States, and said, "Once again, the earth has become wicked and over-populated, and I see the end of all flesh before me. Build another Ark and save 2 of every living thing along with a few good humans." He gave Noah the blueprints, saying, "You have 6 months to build the Ark before I will start the unending rain for 40 days and 40 nights."

Six months later, the Lord looked down and saw Noah weeping in his yard - but no Ark. "Noah!" He roared, "I'm about to start the rain! Where is the Ark?" "Forgive me, Lord," begged Noah, "but things have changed. I needed a building permit. I've been arguing with the inspector about the need for a sprinkler system. My neighbors claim that I've violated the neighborhood zoning laws by building the Ark in my yard and exceeding the height limitations. We had to go to the Development Appeal Board for a decision.

Then the Department of Transportation demanded a bond be posted for the future costs of moving power lines and other overhead obstructions, to clear the passage for the Ark's move to the sea. I told them that the sea would be coming to us, but they would hear nothing of it.

Getting the wood was another problem. There's a ban on cutting local trees in order to save the spotted owl. I tried to convince the environmentalists that I needed the wood to save the owls - but no go! When I started gathering the animals, an animal rights group sued me. They insisted that I was confining wild animals against their will. They argued the accommodation was too restrictive, and it was cruel and inhumane to put so many animals in a confined space.

Then the EPA ruled that I couldn't build the Ark until they'd conducted an environmental impact study on your proposed flood.

I'm still trying to resolve a complaint with the Human Rights Commission on how many minorities I'm supposed to hire for my building crew. Immigration and Naturalization are checking the green-card status of most of the people who want to work. The trades unions say I can't use my sons. They insist I have to hire only Union workers with Ark-building experience

To make matters worse, the IRS seized all my assets, claiming I'm trying to leave the country illegally with endangered species.

So, forgive me, Lord, but it would take at least 10 years for me to finish this Ark."

Suddenly the skies cleared, the sun began to shine, and a rainbow stretched across the sky. Noah looked up in wonder and asked, "You mean you're not going to destroy the world?"

"No," said the Lord. "The government beat me to it! "

There you have it! Have a wonderful week.......Life Is Good....Enjoy!

This was given to me by Chris McGrath, a broker associate in our office...thanks Chris!

Gary Nathan and
Amanda Mavis
Woodland Dev. & Realty
Hayward, WI 54843
715-699-4040
nathan@garynathan.com
http://www.garynathan.com/

How’s Your Credit Score?

2008-01-03T10:04:00.001-06:00

Credit reports have been known for containing erroneous information, due to incorrect reporting by creditors or fraud. Before you decide to buy your next home or other real estate consider ordering your free report at www.annualcreditreport.com. As soon as you get your credit report read it carefully to see if there are any errors.

You can aggressively dispute any fraudulent entries with the creditors and the credit bureaus in order to dramatically improve your FICO score. FICO is an acronym for the creators of the FICO score, Fair Isaac Credit Organization; a standard credit score which makes up a substantial portion of a credit report that credit bureaus sell to lenders so they can asses an applicant's credit risk and whether to extend them credit. In fact, there is a bunch of helpful hints online at the annual credit report site. Your goal is to make sure that your personal stats are accurate.

Shoot for a credit score of not less than 700; credit scores under 580 will usually qualify only for sub prime loans. Before you get in the mood to buy make sure you don’t have any credit lines that are over the credit limit; if so immediately pay them down below the limit. If your credit limits are fairly low and you have some surplus cash, consider paying as many bills as possible down to 30 percent or less of their limits. You will also want to have at least three month’s worth of mortgage payments available.

If you are planning on receiving some money from your rich parents, or other wealthy relatives, be sure and get the money in the bank at least two months prior to submission of your loan application.

Finally, whether you live here or away work with one of our local trustworthy loan professionals; they will help you through the myriad of mortgage programs and find the one that is most compatible for you.

Once again I want to remind you that the snow is great for all sorts of outdoor activities. Have a great week…..Life Is Good…Enjoy!

Gary Nathan and
Amanda Mavis
Woodland Developments & Realty
Hayward, WI 54843
715-699-4040
www.garynathan.com
www.haywardwaterfront.com

2008 - What Can We Expect?

2007-12-27T10:06:00.001-06:00

Is there any light at the end of the tunnel for the overall U.S. housing market? Even though we have not experienced as big a hit locally, the housing problems in parts of the U.S. affects us all.

Most forecasters agree that both existing and new home sales and prices will bottom out in the second or third quarter; that because of a relatively healthy underlying U.S. economy. The National Association of Realtors recently reported that existing home sales and prices would stabilize in the second quarter and rise throughout the second half of the year.

According to the NAR's chief economist the slowdown has never been about the fundamentals of the economy. Consumers have the means to buy but they lack the confidence; once they see sales and prices leveling out they will feel better about getting back into the market. The number of financing options helps and tighter underwriting is exactly what we need in order to restore public confidence.

Commercial real estate continues solid throughout most of the U.S. as has been the case locally. Yes, there are some empty buildings but new building continues and there is interest on the part of investors. Just like home buyers I find that commercial investors and end-users are equally cautious and willing to sit on the sideline until they get the best deal possible. The economy is still growing, businesses are still investing and consumers continue to spend - all positive for commercial property owners. I find that most commercial investors look for cash flow rather than appreciation and who can blame them?

Multifamily would seem to be a good sector in which to be invested; one in which you would benefit from the housing slump because buyers delay in taking the leap into ownership. The problem is that more home sellers are turning to renting when they can't sell so that affects apartment and multi-family unit rentals adversely. Be careful about jumping into the rental game; do your homework.

Overall I think 2008 will be a solid year; robust or spectacular no, but sufficiently positive.

We had a bunch of snow this week so all the trails are greaaaaaat! Go to the link below for trail reports and come on up and have some fun; do drive carefully....and have a very Happy New Year!!!!!

http://www.haywardareachamber.com/snowreports.html

Life Is Good...Enjoy!

Gary Nathan and
Amanda Mavis
Woodland Developments & Realty
15617 Railroad Street
Hayward, WI 54843
715-699-4040
nathan@cheqnet.net
http://www.woodlanddevrealty.com/
http://www.haywardwaterfront.com/

Tis The Season!

2007-12-20T09:53:00.000-06:00

This is the time of year most of us get in the mood to purchase gifts for others. And make no mistake about it, women lead men in almost every category when it comes to buying.; they control 80% of household spending. Women buy more tech, online travel, food, books, clothing, mobile phone games, home furnishings, web products....well they lead in just about every category imaginable.

And why not, they feel more pain, are more romantic, better organized, live longer, read more, talk.....OK we won't go there. Anyway most of us men like the fact that women take charge when it comes to shopping whether it's for Christmas or for any other occasion.

In my line of work women are definitely in control of the purchasing decision when it comes to homes...now I didn't say every time but certainly the majority of the time. A guy looks at a property and if the garage is big enough and he can hang a 72" plasma screen somewhere in the house he will probably buy!

Women on the other hand are looking for top-of the line kitchen finishes and appliances, dual mater suites, spacious closets, classic architecture and high-end finishes. They want that open room concept design that will promote family connection and a "tech center" that is easily accessible....like a nook in the kitchen area. Maintenance free, secure, efficient, customized for multi-use design and places in the home they can call their own. Women like to be able to see and touch; it has to feel right emotionally and yet be functional.

But for you men who are reading this; Christmas gifts should not be confused with home buying. Do Not, I repeat, Do Not buy a functional gift for her this Christmas....keep it on the emotional side and you will be just fine.

Have a blessed Christmas and drive safe....Life Is Good....Enjoy!

Gary Nathan and
Amanda Mavis
Woodland Developments & Realty
Hayward, WI
866-634-2884
nathan@cheqnet.net
http://www.woodlanddevrealty.com/
http://www.haywardwaterfront.com/

Home Gift Ideas That Are High Tech

2007-12-13T09:02:00.000-06:00

Need some gift ideas that will bring your home into the twenty-first century? Here are a few of the latest gadgets that are guaranteed to thrill the receiver. These products will improve safety, energy efficiency, and overall quality of life, and are just plain fun.

A Watchdog Robot for $300 called "Spygee"; it's 18" tall and battery-operated. Keeps an eye on the home while you are away. From a web site you can direct the robot's movements and see what is going on in your home through it's digital eyes. It will snap still photos and records videos with sound which you can view and hear online. It sounds an alarm if anything comes into its line of sight and emails you a photo. You might be surprised to find out what goes on when you are away! Meccano at 800-77-NIKKO.

For about $200 you can put in an alarm sensor that will call you and tell you that your garage door is open, the pipes are nearly frozen, your power has been off for over an hour or if there is some unusual movement in your home plus a "bunch" more. It will text message or email you as well. Go to alarm.com

For under $700 there is a SmartSense Ventilation System that can be installed in your HVAC that will improve indoor air quality by automatically turning a network of fans on to boost fresh air. It removes pollutants and minimizes mold and mildew growth. Go to Broan-NuTone.

One of my favorites - Help in the Kitchen! No need to wait at the grill or oven to see if dinner is ready. A two-part thermometer beeps or speaks when your food is ready or almost ready. One part goes into the food and the other wireless part stays with you...it works up to 330 feet away. The Grill Right Wireless Talking BBQ/Oven Thermometer is just $60 from Oregon Scientific at 800-853-8883. OK for those who really know me this is a great gift for Shari since I don't really cook much.....still one of my favorites!

For a couple of great ideas check out the Weather-Sensitive Sprinkler System from Cyber-Rain or the Aura Wireless Lighting Controls from Lutron Electonics Co. And finally for you serious wine lovers...go to CellarTracker (314-667-5328) for the ultimate in Ultra-Organized Wine Cellars.

We have enjoyed winter-wonderland weather this past week; may you enjoy your weekend with loved ones and friends!

Life Is Good....Enjoy!

Gary Nathan and
Amanda Mavis
866-634-2884
nathan@cheqnet.net
www.woodlanddevrealty.com
www.haywardwaterfront.com

THANKS FOR THE EXPERIENCE!

2007-12-07T12:20:00.001-06:00

One of the true joys of working in real estate is the opportunity to meet people and to help sellers and buyers reach their desired goal. The end result is always great but the journey is equally rewarding. Well, two of my friends from Hayward went the extra mile and provided me with a wonderful gift after a successful close on a real estate transaction. It has taken awhile for me to take advantage of this marvelous gift but yesterday Shari and I spent the night at the Rittenhouse Inn, a
B & B in Bayfield; many of you are probably familiar with it. No, we did not get to see innkeepers, Jerry and Mary Phillips, but we thoroughly enjoyed our stay in the 117 year-old mansion and were treated to a sumptuous dinner and a relaxing evening by the fireplace in our room.

This escape for a day was a lifetime experience and a real value. For those of us who are fortunate enough to live full or part time in this great north woods we need to count our blessings. Real estate here is a real good value and can provide that great escape experience. Thanks H & D!

The fresh snow is refreshing and my friends tell me skiing is wonderful. Have a great weekend!

Life is Good….Enjoy!

Gary Nathan

Show Me

2007-11-30T11:32:00.000-06:00

SHOW ME

If you have been in the habit of reading my blog you know that I am a pretty optimistic person when it comes to real estate…. and life in general. Some folks get a little annoyed because they don’t see the glass half full, half empty or may not think there is any water in the glass at all. So if you are one of those that say “show me” or “give me some proof” that there is anything to be positive about please read on.

Wisconsin home sales have outperformed most states through the last three quarters; our local markets, as I have said in the past, are less volatile than markets elsewhere in the country. We don’t get the big upswings nor do we suffer the big falls. Other regions of the country had declines in the median price of homes while Wisconsin homes actually increased about 2.4%. Since sales peaked in 2005 statewide median prices have continued to rise, an increase of about 7.5% since the first quarter of 2006 according to the Wisconsin Realtors Assn.

Sawyer County home sales for Quarter 3 of 2007 tallied 101 which is sixteen more than the same quarter last year; the median sales price rose from $165,000 to $180,000 in the same period. It’s also important to point out that median prices have grown 32.2% since we came out of the last recession in late 2001. Housing and real estate in general continues to be a solid investment. Keep the faith!

Yahoo…We are expecting 8 to 16 inches of snow over the weekend so strap on your snowshoes, oil and gas up the blower and snowmobile and get ready to RUMBLE. Have a great weekend everyone………….Life is Good, Enjoy!

Gary A. Nathan
Amanda Mavis, personal assistant

Dire Predictions!

2007-11-19T16:39:00.001-06:00

The media is really good at grabbing us with dire negative predictions whether it is in real estate, oil prices, stock market moves, the weather or what have you. Locally we are not immune to the trouble that faces others in the real estate market, or anything else for that matter, but we need to consider the following.

First and foremost who said life should always be easy and a big picnic….ok I just had to get the philosophical stuff out first. In the nearly 30 years that I have lived in this area the majority of the time, year in and year out, real estate sales have boomed, there has been steadily rising price appreciation on property, or at least value has held, and there has always been strong demand for our up-north escape lifestyle.

Not only do we have a great supply of real estate to choose from but we have more financial products available at our disposal today than we have had in history. So you might be saying that is why we have sub-prime mortgage problems, truth is approximately 1% of borrowers are affected by the sub-prime situation. Call any local lender and ask them if they are bullish on our local real estate market; tell them I put you up to it! Don’t expect any “dire predictions”.

Yuk, Mother Nature teased us with a little snow last week and yet I know we need it for winter tourism. Make it a great week; for the fun of it since I am going away over Thanksgiving why don’t you call Amanda and give her some good advice on how I might improve my BLOG. Be gentle! Happy Thanksgiving to everyone………

Life is Good….Enjoy!

Gary A. Nathan and Amanda Mavis

CHRISTMAS ISN'T THAT CLOSE!!!!

2007-11-08T13:24:00.000-06:00

CHRISTMAS ISN'T THAT CLOSE!!!!
Go Green??

My daughter came home from college and was telling how all the stores had Christmas decorations up the day after Halloween; I don’t mean to one-up her but I noticed the holiday shopping season in many stores got under way before the pumpkins were ready to pick. By the way, why was she in the stores and not in class???

Americans will spend about $4-5 billion this year; wow that is a lot of lead painted, or should I say tainted, toys. How about some Eco-friendly ideas? There are some local stores as well as some “green” web sites that you can consider this year. Try www.newdream.org/holiday/ which is a group that helps consumers choose “responsible” giving instead of just loading up on stuff. There are some pretty creative and inspirational gift ideas and a holiday help book.

I pick on tree huggers sometimes but there is a neat site at http://www.treehugger.com/ that you can find anything from shoes to compost toilets to lighting to creating renewable energy and pretty good discussions on food…my favorite sport.

If you need a dose of social justice, and we can all use some, try http://www.coopamerica.org/.
No happy holidays from me yet…..but do have a good time shopping!

Come up and see us but drive with caution; our own national holiday season, “The Great Deer Hunt”, has begun.

Life is Good, Enjoy!

Gary A. Nathan and Amanda Mavis

BEFORE YOU BUY A HOME

2007-11-01T10:55:00.000-05:00

There is much help available today if you want to buy a home but you will want to consider the following.

First you need to determine how much home you can afford. So how do you do that? A good rule of thumb is that you can only afford to buy a home that is equal in price to approximately three times your gross annual income. So for guys like me who work on commission that can be a moving target!

Secondly and to be more exact you should consider these six factors: 1.) income; 2.) the amount of cash you have available for a down payment, closing costs, and the cash reserves required by your lender; 3.) credit history (your credit history smart guy not your lender); 4.) the type of mortgage; 5.) outstanding debt; 6.) current interest rates. I did pretty well on this list until number 5…ugh!

The long and short is that you should get pre-qualified or pre-approved with your personal lender for a home loan. They can help you find out how much home you can buy and in the end it makes you a more credible buyer. And the more credible you are the better you can negotiate.

We continue to be blessed as our drought conditions have been all but taken care of with the many inches of rain received in September and October. There isn’t a dry pair of shoes in my closet.

Have a great weekend and plan to come up and see us in beautiful Sawyer County!

Life is Good, Enjoy!
Gary and Amanda

Near-Water Development

2007-10-24T11:54:00.000-05:00

There is much discussion and concern as to the amount of development near lakes, rivers, ponds and wetlands.

In addition, there are the issues of landowner rights, public rights and resource stewardship. Obviously there is an effect on both those who are developing their land and those whose land is affected by the development - not to mention the economic well-being of the community. The days of putting up your garage wherever you wish are gone; from my perspective that isn’t all bad given the adverse effect building might have on our natural resources.

Yours truly is for controls provided all landowners are treated the same and that the “arbitrary rulings” are taken out of the equation when it comes to development. When we have goals that seem to contradict each other, a scientific basis for assessing effects of development and effectiveness of mitigation measures helps ensure fair and constructive decision-making. Yet, I have heard some say we can't believe the scientists and engineers; now that's perplexing to me. Who can we rely upon if not the experts?

There is potential for adverse effects where ever and whenever we develop. The complexity of these issues underscores the need for sound engineered watershed plans rather than depending only upon the approaches of the past. With better understanding and implementation of such plans, both the critics and the proponents will be better able to protect our water resources for generations to come.

Make it a great weekend and Happy Halloween; I’m headed to North Dakota to visit family. If you’re traveling this weekend please drive safely!

Life is Good, Enjoy!

Market Update

2007-10-18T12:58:00.000-05:00

For the most part, except for building and home real estate sales, the market continues to chug along and real estate is just 5% of the overall economy. Despite the negative reports that we all receive there are many reasons why I continue to be optimistic about the reported “crisis” in the real estate market. In part because we have had another great year and the fourth quarter pipeline of business is very strong. I see this as a time of opportunity; you make money when you buy – not when you sell. That is, if you buy right it sets you up for profit when you sell. On top of that you get to enjoy the use of the property while you own it.

Why the continued optimism? Typically, home owners who are in the market for the long-term nearly always come out on top in building wealth. Mortgage rates are historically favorable, there is a wide selection of inventory and the worst in the credit crunch appears to be over. There are more jobs, incomes have increased and there is more wealth. Finally, and I have written this before, there is a pent-up buyer demand.

The HACC Wine Tasting is tonight! Good news, we have had a ton of rain in September and October so our lake and pond levels are really up compared to earlier this summer. We won’t have to put on that dock extension after all or worry about pulling our boats off the lift.

Have a great weekend; come on up and see us!

Life is Good, Enjoy!

Gary A. Nathan and Amanda Mavis

Moratoriums

2007-10-11T13:57:00.001-05:00

A growing number of communities have enacted moratoria on new development, more particularly on new land divisions and subdivisions. The stated purpose is typically to eliminate development pressures during those times that municipalities are in the process of doing land-use planning. Some towns apparently are using Smart Growth to prevent growth which could lead to some negative results. There have been challenges to the enactment of moratoria as to whether or not it is legal.

There is legitimate reason for moratoria, purposes such as insufficient sewer capacity or water supply but sometimes it appears moratoria is enacted out of fear that development is going to “happen in my back yard” and I just don’t like it.

A moratorium can have devastating impact on the housing market and the overall economy. New development helps fuel and create new opportunities for many jobs including land use planners, surveyors, architects, lenders, appraisers, lumber companies, carpenters, electricians, title companies….well you get the drift.
Not only can it cause a downturn in the local economy it can reduce land value and have an undetermined long-term effect.

The public health, safety and welfare must be considered and much thought and discussion must take place before municipalities consider moratoria on development. Keep in touch with your local Town Boards and the County as future plans unfold.

Have a great weekend and enjoy the fall colors!

Life is Good, Enjoy!

Gary Nathan

Wilderness Lakes Class

2007-10-08T08:36:00.001-05:00

Thought I should give you and update if you have not been following the Wilderness Lakes Class meetings in Sawyer County. There was a very large crowd that turned out for a Sawyer County Zoning public hearing last month, probably as a result of a Northland Area Builders Association (NABA) mailing to about 2500 land owners. NABA felt that Sawyer County did not properly notify the public of this newly proposed lake class since the newspaper notices did not include the list of lakes affected by the proposal. The NABA went on to say they were concerned because any change could greatly affect property owner rights as well as the value of the property.

The list of lakes affected was unveiled the morning of the hearing; at the time of the hearing only named lakes were scored. One Hundred Forty -Two (142) privately owned named lakes would become Wilderness Lakes. 141 of these lakes are currently Class 3 lakes requiring just less than 2 acres to build. One of the lakes, Island Lake, is currently a Class 1 lake. The Wilderness Class would require 5 acres to build, 300 feet of frontage (600 feet for multiple family dwellings), 700 feet of depth and side setback minimums of 60 feet for a total of 120 feet. The reclassification would roughly affect 78% of the lakes in Sawyer County.

There is certainly agreement to preserve the wilderness quality of the land surrounding the lake. The NABA disagrees with the proposal in its current form; they say that managing pollution through dilution does nothing to improve current levels of pollutants from failed septic systems, fertilizers and unmitigated shorelines. The also feel the proposal lacks the basis of protecting public health, safety or welfare and the burden of protecting the water is not distributed fairly amongst all property owners.

The NABA calls for the enforcement of current Zoning laws that are intended to protect the waters and shoreline and the use of Storm water Management Plans for new construction when impervious surface standards exceed 15% on properties within the watershed of a lake. Stay tuned!

Looks like we are at or near the peak for fall colors; Life if Good, Enjoy!