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At the same time, regrettably, REALTORS® have generally assumed that the expertise, professional knowledge and just plain hard work that go into bringing about a successful transaction were understood and appreciated.

Listed on the following pages are nearly 200 typical actions, research steps, processes and review stages necessary for a successful residential real estate transaction and normally provided by a full service real estate brokerage and for which they are entitled to fair compensation.

The list is by no means an attempt to set forth a complete list of services as these may vary within each brokerage and each market. Many REALTORS® routinely provide a wide variety of additional services that are as varied as the nature of each transaction. By the same token, some transactions may not require some of these steps to be equally successful. However, most would agree that given the unexpected complications that can arise, it’s far better to know about a step and make an intelligent, informed decision to skip it, than to not know the possibility even existed.

Not every real estate agent or broker is a REALTOR®. That term and the familiar Block “R” logo are trademarked by the National Association of REALTORS® and can only be used by those are REALTOR® members through their local association of REALTORS®. While all REALTORS® are state-issued licensees as agents or brokers, the major difference between a “real estate licensee” and a REALTOR® is that REALTORS® have taken an oath to subscribe to a stringent, enforceable Code of Ethics with Standards of Practice that promote the fair, ethical and honest treatment ofall parties in a transaction. Non-member licensees have taken no such oath and are not morally bound to the ethical practices and principles set for in the REALTOR® Code. For that extra measure of peace of mind, ensure the individual seeking to represent you is both a real estate licensee and a REALTOR®.

Listed here are nearly 200 typical actions, research steps, procedures, processes and review stages in a successful residential real estate transaction that are normally provided by full service real estate brokerages in return for their sales commission. Depending on the transaction, some may take minutes, hours, or even days to complete, while some may not be needed. More importantly, they reflect the level of skill, knowledge and attention to detail required in today’s real estate transaction, underscoring the importance of having help and guidance from someone who fully understands the process – a REALTOR®. And never forget that REALTORS® are pledged to uphold the stringent, enforceable  tenets of the REALTOR® Code of Ethics in their professional dealings with the public. Not every real estate licensee holds the REALTOR® designation.  Make sure yours does!

69 ?? Make copies of all leases for retention in listing file

70 ?? Verify all rents & deposits

71 ?? Inform tenants of listing and discuss how showings will be handled

85 Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends

I receive a daily post via email that is both entertaining and informative. Today their introduction was “Read this if you want to feel better”. The thrust of the message is that now is a good time to buy a house.

As one listens to the news the message is that the economy is improving: sales of durable goods are up, consumers are spending money… homes are selling!  Feel the optimism, get out there and buy something!

As I travel around town visiting with folks I’m often asked how the market is doing; is property selling? How are prices, falling, stable? My answer is prices are coming down, AND property is selling BECAUSE asking prices are lowering. It’s inevitable - when prices come down to a perceived “good value” offers will start to appear.  Combined with lowering selling prices is a natural occurance: spring is here!

It is a simple reality that the time of yearis herepeople typically begin to house hunt. Regardless of the economy there are always people out there who must move or simply want to move and have the ability to do so. And more of them begin to make a move as the summer months arrive.

The video clip I watched this morning had a very similar quote from Gary Keller, founder of Keller-Williams Real Estate, the 3^rd largest real estate firm in the nation. Gary says, the real estate market is cyclical, over the course of years and over the course of a year. The yearly trend starts in January with slow to no sales. As we move toward March home shopping begins and purchases occur and it continues to build through to October. Sales volume increases and real estate prices improve as demand builds and then as October ends we see sales volume start to decline as thoughts move to the holiday season and then December arrives and the end of that year’s cycle with little to no buyer activity. If you’ve ever asked me about the market, you likely heard that scenario.

The economy is indeed down, but there are people out there who have money and a desire to have their Leavenworth area hide-a-way. They are looking online and trekking over to look at property albeit in considerably smaller numbers than previously seen leading up to the height of the market. And the number of buyers has begun to increase as we’re moving into the “season”, just like Mr. Keller stated, just like I too have said to those who might’ve asked.

There are those sellers whose motivation is increasing and are indeed interested in selling. They’re beginning to make necessary price adjustments to attract buyer interest.

So, the opportunity to have your place from which to enjoy the Leavenworth Lifestyle is fast approaching. If I can provide further information, please do contact me by phone: (509) 421-1150 or email me at steve@johnsrealestate.net .

The process of creating a purchase offer on a home or land isn't a difficult process but the buying/selling process does have a number of steps and a lot of "big words" that make it all seem somewhat daunting.  There are a number of steps involved that are generally awkward or inconvenient for most sellers and buyers to accomplish and that's where it's often beneficial to put the job into the hands of a Real Estate professional who can more readily complete the task. Following is the process of closing a sale as provided by North Meridian Title and Escrow: 

Step 1:

Purchase and Sale Agreement.

Upon entering into a completed Purchase and Sale Agreement or “earnest money agreement”, your Real Estate Agent deposits the earnest money check into either the Broker’s or Escrow Company’s trust account along with a completed copy of the purchase and sale agreement, which sets out the terms of sale of the subject property.

Step 2: Escrow.

Your Realtor will have opened escrow whereupon you’ll receive a letter of introduction in the mail indicating the Purchase and sale agreement has been received and buyer’s funds have been deposited into the escrow company’s trust account initiating the sale process.

The escrow closer is a neutral third party who holds and disburses the parties’ funds at the appropriate time, prepares certain documents to effect title transfer all in accordance with the terms of the purchase and sale agreement.

The escrow closer reviews the purchase and sale agreement and title commitment for necessary information to comply with the parties’ requirements for closing.

The escrow closer orders payoffs on underlying mortgages, contracts and or any other monetary liens encumbering the property. Part of the introductory letter sent to the parties might request information pertinent to the transacation i.e. loan payoff for the seller; lender approval criteria satisfying lender and subsequently seller requests for “ability to purchase”.

Step 3: Title Insurance.

Title insurance can be ordered by the Realtor, Lender, Buyer or Seller or the escrow closer, but is typically requested by your Realtor. The seller provides an owner’s title insurance policy to the buyer: buyer provides a lender’s title insurance policy to lender. The title insurance company researches the public records at the County Recorder’s Office, County Assessor and other governmental agencies to locate documents that may affect title to the subject property.

A search of the general index (county clerk) will disclose bankrupticies, divorces, name changes, judgments, probates, or other cases entered into the public records of the court.

A preliminary commitment for title insurance is then issued revealing all pertinent matters of public record affecting the subject property and involved parties. A copy of the commitment will be provided to the parties of the transaction.

It is the responsibility of the escrow closer to clar title of all unapproved encumbrances to title. You’ll often find your Realtor involved in resolving difficulties with these unresolved issues.

Step 4: Financing and Processing:

Arranged by the buyer.

The lender processes (underwrites) the loan to include review of buyer’s verification of funds to close, employment history, credit report, and appraisal of the property. Upon loan approval, lender’s closing department prepares the loan package (loan documents) with specific instructions to escrow.

The loan package is delivered to the escrow closer to prepare final statements, escrow instructions and transfer documents for closing.

Step 5: Signing.

After the escrow closer has reviewed the loan package, prepared the closing statements and transfer documents, appointments will be made with the buyer and seller to sign. Each party will have the opportunity to review the documents and ask questions of the escrow closer about information contain within them. Once each party is satisfied, the documents with be signed and the escrow closer will notarize each parties signatures to the documents. The buyer’s closing funds are deposited into escrow at this time, in the form of a wire transfer or cashier’s check drawn on a Washington State Bank. Due to Washington State’s Collected Funds Law, a cashier’s check must be deposited into escrow 24 hours prior to disbursement. Document signing and “closing” are two different events, which are often confused. Closing is a step that occurs after the documents are signed as detailed in Step 7.

Step 6: Lender Reiview.

When all documents are signed, the escrow closer returns the loan documents to the lender for final review. Lenders ask that 24-48 hours is allowed for this final process. The escrow closer also requests loan funds from the lender at this time, usually in the form of a wire transfer.

Step 7: Closing.

Upon approval by the Lender, the Deed and Deed Of Trust are delivered to the title company for recording at the office of the County Auditor. Verification of recording is given to the escrow closer who then “closes” the transaction.

1) Confirm receipt of lender’s funds into the escrow account.

2) Disburse all escrow funds in accordance with all parties’ instructions as follows:

Pay all underlying debts or encumbrances on property and bills submitted to escrow (pest inspections, septic pumping, chimney cleaning, roof repairs, etc.

B) Pay Real Estate Broker commissions.

C) Pay Seller the net proceeds of the sale.

3) Verbally notifies Seller, Buyer, and the Real Estate Agents that the transaction is CLOSED! At this point the buyer is entitled to possession of the property (unless otherwise agreed upon).

This is the general outline of how a transaction is completed from start to finish and of course there are circumstances that arise during these varying steps that affect the outcome and are the reason for putting a real estate professional into the equation. There are simply points in the transaction that are inconvenient for a seller or buyer to accomplish. They are more easily done by someone whose job it is to be available to complete them thus allowing the parties to the transaction peace of mind knowing their closing will occur smoothly. It allows the ultimate enjoyment of the Leavenworth Lifestyle.

Leavenworth real estate sales ARE occuring albeit slowly. Prices are down but not as significantly as we’re seeing in other areas of the state and the U.S. If we compare to Wenatchee, our neighbor to the east - real estate values look pretty good.

Based on the last “real estate snapshot” provided by Pacific Associates Appraisal service compiled from the North Central Washington MLS statistics, home sales volume is significantly down overall, sale prices however don’t look as bad in the upper valley. Wenatchee’s home prices are 22% lower than the same period a year ago.  The Leavenworth area has only seen a 9% loss in sale prices.   

Sales volume is not significant with a total of 39 closed sales to date, of which 28 sales were written in this year.  Eleven of themwere written last year and “drifted” into the 2010 closed sale totals. Still the number of pending sales in 2009 at this same time was at or near zero, so quite an improvement in the market year over year!

In addition to the closed sales there are presently 17 more pending and we’re seeing ongoing buyer inquiries. The interest seems more significant outside of the Leavenworth proper and fairly noticeably in the Plain-Lake Wenatchee area. Significant purchases in town have been condominiums, which due to the excess inventory became a “price’em to sell” environment. Single Family residential offerings are not showing significant signs of price reductions and as such, we’re seeing lower numbers of closed sales there. A couple of recent residential sales in the immediate valley floor reflect noticeable seller motivation.

There are 174 residential units presently on the market providing a good selection of properties from which to choose. There are cabins and condos for sale from Lake Wenatchee to Leavenworth and Peshastin for full-time or weekend ownership. As a purchaser you’ll certainly want to evaluate the various offerings and consider carefully as you make that move toward your Leavenworth real estate purchase.

This provides a brief sketch of the market and should you consider selling or wish to buy I’ll be happy to assist you in your efforts. Give me a ring and let’s find a time to get together and discuss your real estate needs.

I finish breakfast gathered my things, exit my home, my bastion of splendor where I so often find my senses absorbing sights and sounds, the splendor of the upper valley. Mt. Cashmere rises up in my south facing view, the shoulder of the majestic enchantment peaks rising into and forming the Icicle Canyon. Awakening in the wee hours of the morning… or is it the late hours of the night to see the moon set carefully atop the Tumwater ridge, an enormous, brilliant white circle. The moon’s white light washes over the ridge and onto the valley floor, into my window and illuminates my bed covers. The brilliant moon backlights the forest and the trees are silhouetted crisply on the ridge top. I don’t think this description comes close to describing the immensity of that view. I’m lost in the sentiment of past memories as I walk out the front door and drive down the hill to my office. Settling into my chair the daily tasks are addressed all so familiar: Check email, respond; forward; write new messages to those wishing to hear from me. And so the day progresses and just before noon, as I consider heading back to my home on the hill for lunch, I think I’ll run errands, off to the post office and the bank I go. Today I think I’ll walk over and back, after all it’s a whole two blocks. Stopping at the post office three or four familiar faces are greeted and who cannot stop to share a few thoughts with one and another as the mail is dropped into the receptacle. A few feet further and the bank’s front door are entered. Not too terribly much to do there, a quick deposit, a transfer of funds and I’m on my way back out… only to run into Fred.

Fred works in the winter recreation arena these days preparing trails for Nordic users and snowmobilers. He also enjoys those winter sports as a recreational participant as well and our conversation quickly moves toward the topic. Thoughts shared quickly turn to the lament of one of the shortest winters on record, at least as compared with past winters Nordic skiing on the local Leavenworth trails: we’ve lost a month of skiing this year. Ah but the positives come to the surface as well. Disappointments shared quickly turn to the positives of higher elevations where the snowpack is still significant. At 5000 plus feet there’s easily four plus feet of snow and the groomers are maintaining the trails. It is here where the diehard skier can be found seeking that coveted corduroy, a specially groomed trail suited to snowmobilers and skate skiers alike.

Fred shares a story of a recent outing: skis affixed to his snow mobile he heads out of the Blewett Sno Park gaining 100 feet of elevation effortlessly whereupon he summits the initial climb and here he arrives at the ideal conditions often found in March. The night temperatures dipped into the twenties and the groomer had run early – fresh, untouched corduroy greeted Fred and he parked his snow mobile, donned the skate skis and glided away... down the trail headed toward Lion Rock. Hours later having enjoyed a half day of skiing not a snow mobile in sight or another skier. The groomer ran just for him preparing a prize that was his and his alone. It’s considered a perfect outing: uninterrupted skiing; reveling in premium trail conditions; big views; peacefully communing with nature. To skate effortlessly mile after mile, to finally stop and listen to nearly nothing, only the silence of the forest, per chance a nut hatch trilling a soft melody. What more might one ask of life? Fred shares with me this perfect outing and I can only reply, “Nice! Next time you head out there Fred, think about calling ME.”Those precious days are few in number.

Winter didn't seem to really get both feet in the door here in Leavenworth this year. It came in fits and starts with a cold spell in December, then a warming trend and, and, and well a touch of cold now and again and a little bit of snow. It seemed always just a teaser.

Leavenworth just happens to have a rather dedicated outdoor crowd and so we worked with what we had and when necessary went beyond. The Icicle River and Ski Hill trails are the “regulars” as they’re conveniently accessed. Of course there is a variety of additional trails available if you don’t mind driving.

Oddly this year the Icicle was marginal for the early part of the season, but we found the solution: having had a bit of wet snow followed by a cold snap the snow in the canal between the front and back loops became our new “trail” and although the groomer never found it’s way down there, the solid surface worked quite well. And the Ski Hill, which usually goes away first in a typical year oddly enough, held up quite well. It was the trail of choice- in spite of it’s hilly nature. And here it is, barely into February and both trails are done for the year! This temperate weather has allowed for a few early season bike rides. Alas, the skiing is really not quite over, we’re just finding the need to travel a bit, not to the great white north of Canada, not even as far as the Methow.

Options for skiing include Mill Valley at the Stevens Pass ski area. There is marginal skiing at the north and south parks of Lake Wenatchee, and for some the snow mobile trails are the answer. Warmer weather conditions allow for skiing, just not great skiing…unless.

I drove up to the Blewett Pass Snow Park with friend a couple days ago and put on the skinny skis. Snow mobilers had been there the day before but just a couple of them. The temperature was around 25 degrees and so, off we began and the snow was perfect! It was a matter of skiing corduroy first on this side of the tracks, then the other and sometimes the snowmobiler’s wake was the best place to travel. The weather was perfect and the snow was great and after an hour we arrived at a junction with the Liberty Road, my eyes grew wide. It was freshly groomed corduroy, no tracks! It was too much to pass up. I told Dave what a beautiful trail it was having driven it last summer. His reply was “Go ahead and I’ll drive down the Highway to Liberty and pick you up if you want to do it”. How great is that?

I couldn’t pull the trigger, not all the way anyway. Dave continued up the snow mobile traveled road indicating he’d turn around in about ten minutes and head back to the car. I told him I’d see him there and slid on down the road. It was a pleasant, gradual downward slope, eye watering fast, smooth, laugh out-loud-fun. After I don’t know really how long, maybe five to seven minutes I grudgingly stopped and began the ski back up to the car.

Skate skiing is this wonderful sport that’s all about body position and when you find the sweet spot forward of the vertical axis of your skis, they really do almost go by themselves and that freshly groomed trail made it just that much nicer.  

Effortlessly I began the gradual ascent back to the trail junction. The views I’d enjoyed as I swept quickly down were still there and I was able to continue to enjoy the trees clad in their wintery coats as I slid back up the trail. What a treat. My mind kept going to the end of the trail and if only there’d been a little bit more time. The junction arrived, and I pointed my skis down the trail. It’s a challenge to describe the feeling of skiing effortlessly on those narrow skis, first on one foot then the other as the wind whips around your face. You just need to go there and give it try. The point is, there’s a lot of skiing left and you can bet I and a few of my ski pals will be there. It’s all part of the Leavenworth Lifestyle.

The U.S economy has been a strong backbone of the world economic body and our consumptive nature has done a good bit to keep it that way. The financial market grew bigger and real estate equities increased. And we rode along merrily as it swelled upward every higher, seemingly no end in sight. And as we trundled along, occasionally was heard the statement "Don't know when, but one day it's going to end".

The nation finally saw the backbone break and prosperity slid away for many. Here in the northwest and particularly North Central Washington we have not felt the hardship quite as badly as other areas of the country. There are a number of factors that play into our good fortune, one being the fruit industry. Another is a lot of the people migrating here are bringing their money with'em and aren't reliant on a job for their daily existence.

2008 was not a great year in real estate for many Realtors, the pinch was felt as business seemed to "suddenly disappear, nobody was equity diminishing. And then 2009 arrived and the vault was sealed tight for five months into the year. Not a single pending sale recorded in the upper valley: Cashmere to Leavenworth and up toward Lake Wenatchee - nothing. And then it began albeit slowly and only moderately throughout the year.

2009 saw a total of 117 real estate transactions in the upper valley, 62 of those were residential sales. Five sales were under $200,000, 19 were $200,000 to $299,000, 14 were in the $300's and 12 in the $400K price range. The rest of the sales were spread pretty evenly in the five hundreds and up to and including one sale over $1,000,000. The interesting statistics in all this are 1) number of units sold in December of "09" was off 40% over 12/08; 2) the average SELLING price of 12/09 residential sales prices was only 2% under December of the prior year. It suggests low seller motivation and a few buyers who must have really wanted, or needed to be here. It wasn’t all roses as there were a few transactions in the "blue light special" isle. For the most part sellers seemed to get what they were asking.

It's hard to imagine sales volume will be lower this year than last, doesn't seem possible given the fairly good start for the year. 2010 has started well with 15 closed sales as we roll through February. On the surface it appears to me that folks have accepted the reality of the economy. It seems they’re thinking there’s light at the end of the tunnel so, I'll just move back into the market albeit slowly. In the long run the financial and real estate markets will return and it will be all good one more time. After all, we need only turn the pages of the history books back to see how predictable it all really is.

A real estate purchase isn’t typically viewed as a short-term investment. Rather a weekend get-a-way or that full time residence we've always dreamed of is an investment in our pleasure and comfort. So, the long run is on my side and I and my family might as well pursue that Leavenworth Lifestyle.

The wonders of the workings of our weather.  It wasn't really winter is how I hear a lot of people speak.  People must sense the move toward spring.  The Pussywillow bush out in front of my house seems to think it's spring as well. It is producing those fuzzy little grey buds that make them so popular - and it began in January!  And real estate, it seems we're seeing some good activity for so early in the year.

January has historically proven to be a fairly good month for the real estate industry. I've likened it to people having lived in that transition period of late fall to winter and the world of the holidays.  January arrives and the collective thought is, it's over.  We can get back to real life, be that good or bad attitude-wise is best left to the individual.  So anyway in getting back to January, people seem to have a bent for something more along the lines of "reality" let's say and into the real estate pool they wade.  And they write offers as seen from past, usually icy-cold Januarys.  And February typically takes a nose dive.  Given this lack of winter, we'll see if it's not different. 

Today we see new pending transactions and a closing or two.  It's a good sign this activity.  Those who have been on the website sidelines looking at listings new and old and listings that have had price adjustments are moving onto the playing field.

If you're thinking you might be selling your property it appears to be a good time to move to the front burner, there is activity in the market place.  Talk to a real estate professional to get a sense of the market and where the value of your property lies.  Then consider putting that for sale sign up and getting ahead of the crowd.  It might just be the ticket. You can click on this link, FreeHomeValuation for a complimentary market analysis.  Certainly consider calling me if you'd like further consultation.  There's no time like the present.

I'm hearing people use phrases like "We're not ready to sell now, prices are down."  Well a realistic thought, very much like the stock market, is very few people hit the top of the market or the very bottom.  It's just not predict-able. Suddenly the top (or the bottom) has not only arrived but gone around the bend and out of sight.

  Real estate values are a moving target and it's important to recognize that.  If you've owned your home or land for a good while and there's black ink between your purchase price and your selling price, then selling is a good decision.  Sometimes you just need to get where you want to go.   Certainly it would be great to say you "hit the top" but truth of the matter is it's not something you can nail every time.  Your home after all, though a good investment should really be more about creature comfort, not home run profits. So really, consider the reality of selling your home for a price that, had you not seen the runup you'd have been pretty happy with anyway.   After all, didn't you buy that house because of a characteristic that made you feel good inside?   

After years of working in, and surviving the urban jungle dodging in and out of and crawling along through rush hour traffic - finding a parking spot so as to allow for access to that small, seventh story cubicle in which to scratch out a living, many come to the realization that it's time to decompress.  Leavenworth often comes up on the radar as a popular area in which to accomplish that desire.  For some it's a weekend escape from a hectic daily ritual and for others it becomes the step off the phrenetic conveyor belt of the big city as a complete change.  It's our Leavenworth lifestyle that attracts you, the opportunity to awaken Saturday morning and walking in the morning quite to Starbucks, or maybe the little boutique coffee shop with free Wi-fi.  

The big city demands a significant investment to live there: A car, public transportation and an ever growing trend toward annonimity your city dwelling "family" within the confined spaces of buses and elevators. Oh how we find our feet and the ground in front of them of great interest.  

  A short, Friday afternoon, sub-two hour drive delivers weary weekday warriors to a more relaxed weekend home away from home here in the eastern slopes of the Cascades.  Settling into a local motel, or one of our many night rental homes/cabins offering complimentary cross country skis,  there's an immediate sense of decompression, as a weight lifted from your chest.  Seems breathing is easier, more relaxed and the world has a more pleasant outlook.   Families find a variety of activities to pursue following that cup a' joe and a bite of breakfast. Perchance it's of to the nearby cross country ski or snow shoe trails.  Or one of the various sledding hills including the tubing hill at the Leavenworth Winter Sports Club's Alpine Ski Hill or maybe it's the little hill on Front Street. Those seeking bigger adventure might've brought their back country ski gear headed off to "earn their turns.  Suddenly the the day has run it's course.  Time for a hot beverage, or maybe cold has arrived followed by dinner at Gustav's or maybe Cafe Mozart.  We sport a number of good restaurants in which to replenish spent fuel tanks.  After dinner it's time to settle in for the evening with a good movie or maybe a friendly board game.  Thoughts of home are left behind and the pleasantries of the relaxing atmosphere of the area pervade one's thoughts.  And looking at your family you might find you've berthed a newand exciting idea!  What if we found our very own hide-a-way here in the Bavarian Village? 

Sunday morning brings you to Sandy's Waffle Haus and as you pass by my office, The Johns Real Estate Corporation your head turns to the real estate guide in the info box on the front door.  The property information packets are quickly taken to SearchAreaHomes properties over the morning meal and soon thereafter return to inquire on a cabin or land offering that just might suit your needs.  The thought of a cabin in or near Leavenworth becomes an attractive one. 

To arrive here Friday evening to your weekend get-a-way complete with food in the fridge and clothes in the closet is indeed an appealing thought!  One worthy of pursuing.  No more packing and repacking suit cases to wrestle in and out of the car, no more late night arrivals to an unfamiliar pillow.  No more search for misplaced or even forgotten necessities. And with the morning light, it's a matter of taking what you need from the closet and sautering out the door.  Off to find adventure. 

Come on by and let me help you fulfill your dream, your http://www.leavenworthlifestyle.com . 

Leavenworth is experiencing an unseasonably warm winter, to which the downside is likely a short ski and snowmobile season... and maybe as a result less visitors. The upside is summer activities will enjoy a longer playtime window. 

As the holiday season came to a close and the arrival of the new year was near at hand we saw real estate activity begin.  A couple new pending sales surfaced and based on conversations I've had with my colleagues pretty much everyone is receiving a few property inquiries which bodes well for the coming year.  It is interesting to note that given the large volume of condominiums we had inventoried and the lethargic sales activity we saw through the summer and fall months of last year, there's been a number of them that have sold over the winter months.  The resultant sales did come in part because of reductions in asking prices of a year to 18 months ago.  In some cases asking prices were slashed by a good forty percent of initial listing. 

Other areas of the market seemed to fair better as we've seen closed sales remain close to asking prices in residential and land sales. 

So, with some early activity it appears the coming year will have a silver lining and it seems our counterparts in the downtown corridor are feeling good about the year past and the year ahead as well.

Sales in the retail core proved to be good through the early winter months and Christmas lighting... all three weeks of December and even Christmas day for several shops proved to be profitable. And so, it makes the next two "transition" months more tolerable for retail businesses as we slide into the spring months and the return of visitors to town who no longer feel the angst of winter mountain pass driving.  

As we slide into the new year I know I'll be maintaining a positive outlook and hope you all feel the same.  See you on the street.