Living In Cedar City

Last week I read an article on MSN.Com about 7 signs that it is time to dump your agent.  It was a good article, and I actually agreed with many of the points that were made, but my focus is rather than getting to that point, I wanted to talk about 7 things to consider when looking for a Real Estate Agent.

Is the agent licensed?  This seems like a no-brainer, but seriously, there are people out looking to scam unsuspecting people.  Here in our State, it is against the law to sell Real Estate on behalf of someone other than yourself without a license, unless you are an Attorney or they have been granted power of Attorney over a specific property.  The agent should provide you with a copy of their license.  Their license (at least by law in Utah), should be kept in a file at the brokerage where they work.  In Utah, they should also have a business card sized copy that they should carry with them.

Huge red flags should go up if an agent refuses to show you a copy of their license when you ask about it.  Some states, like California, require that an agent include their state license number on all of their advertising. This may or may not satisfy your question about their license.  If you are in Utah and have questions, you can look up whether someone is licensed on the Division of Real Estate web site.

The Agent doesn’t give you their full attention.  This is just plain good customer service, you as a potentially new client should be that agent’s priority for the time they are meeting with you, especially if it is a scheduled appointment.  If you are working with an Agent who employs several assistants, I believe that agent should be at the first scheduled meeting along with the assistant that you will be working with.  I just believe that as an agent, clients are the lifeblood of any business and if you’re scheduling an appointment with that agent, they should make time to meet with you.

I find it extremely rude during a scheduled appointment if someone answers their cell phone in non emergency situations.  The same goes when someone is returning texts.  If they glance at their phone and continue talking, I have no problem with that.  Part of getting the agents full attention, is the agent getting to know your needs.  Are they asking what you’re looking for?  Are they making sure that you have been pre-qualified?  Does the agent know whether you have to sell your home to buy a new home?  If you’re selling, are you leaving town?  Do they go into detail about what you need and want in a new home?  Does the agent know what part of the city that you wish to live in, what school district you are desirous to live in?

These are basic questions that your prospective agent should know the answer to.  I believe that the agent should also find out how you like to communicate.  There are so many people that love just a text when a new listing comes in, or an update on their listing, they don’t want the phone call, just a quick message.

What Type of Experience does the Agent have?  I capitalized type because this is one of my pet peeves.  There are agents (not for much longer), who are stuck in 1985.  They have a multitude of experience, but don’t know how to market homes on the internet.  One good hint is if the agent keeps referring to putting your new listing in the “listing book”, or referring to that book to find a listing for you.

Things move way too quickly to hire an agent who isn’t minimally competent with the computer and internet!  Many agents will hire an assistant who is very computer savvy and that is fine with me.  These agents at least know that they need to hire someone to take care of a client’s needs when they can’t do it themselves.

Your Agent treats you like you are buying a used car.  By this I mean that they are applying pressure from the moment that you are first introduced to sign up with them.  By sign up I mean they want you to sign a Buyer Broker Agreement or Listing Agreement.  These are contracts that say you will pay them for their services.  Don’t get me wrong, these are important contracts and need to be signed, but I believe that they should be signed only after you have established a rapport and want to hire the agent based on the meeting, not just for shaking the agent’s hand.

I believe my job, should you hire me to represent you, is that of educator and counselor.  Yes, I have to fill out a lot of paperwork, but what I mean is; it is up to me to do the research on a property so that you, as the client, can make the proper decision about the property.  Yes, I am going to want to have the paperwork signed before I research homes for you to buy.  I am going to do as much research as I can prior to listing your home; this is how I prove my value to you as the client.

In Real Estate, time is of the essence, but you will know when an agent is being pushy, and when they are making sure that deadlines are being met!  The agent may prod you and let you know that a property is exactly what you’re looking for; this really is part of their job to counsel and educate you.  A good agent will also let you know that a property may not last long on the market because of the price and condition; again, a good agent can do so without being pushy.

Real Estate, like many other businesses, is a relationship business.  A good agent has established a rapport so that you as the client know that they are representing you and your efforts to buy or sell real estate.

Who does the Agent represent?  This is a two part question, really does the agent have your best interests present always, or are they already cashing the commission check?  The other part of this is; does your agent keep your information confidential?  It is unethical for an agent to disclose any information about you that damages your bargaining position.  They can’ disclose ANYTHING that damages your bargaining position.  Yes it is that important!  The agent is your representative!

Does the Agent Fully Disclose the Fees that they are going to charge you?  By this I mean that there are no surprises coming.  Many people have no idea how much it costs an agent to market a property that they list, I have read reports indicating that it is as much as $1500.  That seems high to me, but it does cost Realtors to market property.  Some agents charge part of that up front, that is okay as long as they have everything in writing and you agree to that.

If you were to hire me, or us, as Darcy and I are a team, our business model is such that those marketing fees come out of our commission.  We look at it as a cost of doing business and prefer not to charge the client for marketing costs.

Another thing to know is whether the agent is charging and fees besides the agreed upon commission?  This all has to be in writing and should be done from the outset of the listing agreement.

Is the Agent ethical?  This is why the meeting is so important, if the agent wants you to do something that is unethical, illegal or if they lie to you.  Fire them on the spot!!  There are just too many great agents in the World to be stuck with someone who isn’t willing to be honest.  That is all that I am going to say about this subject!

Allard Ranch is another of the estate or ranch styled subdivisions in the Cedar City Real Estate Market.  Allard Ranch is another subdivision that is closer to Parowan than it is to Cedar City.  It is off of Old Highway 91 between Parowan and Summit.  It is a subdivision that I have always liked.  These are custom homes on acreage, 2 pluse acres per lot.  There have been no homes sell in this subdivision in a long while.

Allard Ranch Estates was began in the early 2000′s and although there are currently no lots showing up on our MLS, there are still several lots that have yet to be built upon.  This is a very stable subdivision.  No homes have shown up in our sold files in the last 3 years.

Market Update 1/23/2012:  There are currently no homes listed for sale in Multiple Listing Service.  There have been no homes sell in the past 12 months.  This is a desirable and stable subdivision.  There is one lot listed for sale for $99,000 for a 2.9 acre lot.  So you can still build your dream home should you desire!

These are nice homes, here are some photos:

The Cedar City Real Estate Market has a few subdivisions that are estate or gentleman’s ranch sized building lots.  One of the newer of these type subdivisions in Iron County is Red Canyon Estates.  It is located between Parowan and Summit on Old Hwy 91.  These are homes on acreage.  They were started around 2002 and are still being built.  These are mostly upscale homes on parcels of land 5 acres and larger. Some of the lots are in the trees on the hill.

This is another subdivision that really has suffered in the market downturn.  This is still a subdivision with some great potential, especially if you’re looking to have some elbow room.  The Red Canyon Estates Subdivision does have some nice homes built there already, and would love to have a few more!

There are currently 2 homes listed in the Subdivision one at $189,900 and one at $580,000.

Market Update 1/23/2012:  There are currently no homes listed for sale in the Multiple Listing Service in the Red Canyon Estates Subdivision.  In the past 12 months there have also been no homes sell in the Red Canyon Estates Subdivision.  There are 2 lots listed for sale.  One is listed at $40,000 and the other is listed at $45,000.  Both lots are 5 acres.

Here are some photos:

In the Cedar City Real Estate Market we have some interesting subdivisions.  Mid Valley Estates is an eclectic subdivision that is in the unincorporated Iron County.  It is a subdivision that has taken decades to fill in.  Mid Valley Estates is a little removed from Cedar City, so if you’re looking to be away from the hustle and bustle of town, but not so far away that you give up a lot of the conveniences, Mid Valley Estates may be perfect for you!

Mid Valley Estates was originally platted in the 1960′s but saw a lot of growth in the 1990′s.  It is eclectic because there are many different styles of homes from manufactured homes to fairly nice stick built homes.

This is a subdivision that has a fond place in our hearts.  This is the subdivision where we purchased our first home.  Typically, the homes are on 1/2 acre lots.  I have mentioned that it is a very quiet subdivision, but it is a subdivision that has seen quite a lot of turnover in the past decade.

There are currently 7 homes listed for sale in our Multiple Listing Service, ranging from $69K to $179,900.

Market Update 1/18/2012: There are currently 4 homes listed for sale in the Multiple Listing Service.  They range in price from $64,900 to $124,900.  In the past 12 months there have been 16 homes sell.  They have ranged in price from $40,000 to $120,000.  There is currently 1 lot listed for sale at $16,000 for a 1.4 acre lot.

This is another subdivision that was hit really hard with the bursting real estate bubble.  It is still a great buy and one of the staples of the Cedar City Real Estate Market.

Here are some photos:

The Cedar City Real Estate Market has a few subdivisions that have great potential, but were started just about the time that the real estate bubble burst.  Rancho Bonita is certainly one of those.  Rancho Bonita is one of the subdivisions that are a little removed from Cedar City.

Rancho Bonita is another of the subdivisions with large lots they are 1/2 acres.  This is a subdivision that offers great mountain views.  It is quiet, and laid back.  This was another subdivision where you were able to bring your own builder.

The homes in this subdivision are more of the custom sized homes and prices have ranged from $260K to one that is listed at $336K.  The homes are mostly on a basement and have square footage at 1700 square feet on the main level, with additional square footage in the basement.

Market Update 1/19/2012:  There are currently no homes listed for sale in the Multiple Listing Service.  In the past 12 months there have been 3 homes sell.  They ranged in the $188,000 price range.  There are currently no building lots listed for sale, which is a little strange as the subdivision has a lot of open lots.

Stillwater Estates is another great, newer subdivision in the Cedar City/Parowan Real Estate Market.  It is West of Maple Springs, on the Southwest side of Parowan.  Like Maple Springs it is accessable from 200 South which is what Exit 75 turns into off of Interstate 15.

Stillwater Estates is also a move up subdivision, with custom homes on larger lots, .5 of an acre.  It is near the mountains, and consequently Brian Head.  This subdivision started in 2005 and has some lots left to build your dream home on.

There is currently one home listed for sale on our MLS for $329,000.  There is another home that will be coming on to the MLS shortly, it is an REO or a foreclosure property, so we aren’t sure where it will be priced as of this writing.

Market update 5/10/2011:  Currently there are no homes listed for sale in our Multiple Listing Service in Stillwater Estates.  As you can see, this is a one of our newer, stable subdivisions in the Cedar City/ Parowan Real Estate Market!

Market Update 1/17/2012:  There are currently no homes listed for sale in our Multiple Listing Service.  In the past 12 months there have been 2 home sell in Stillwater Estates.  One sold for $169,500 and the other sold for $180,000.  There are currently 6 lots listed for sale.  They range from $24,900 and $64,000 in price and from .24 to .78 of an acre in size.

Stillwater Estates really is one of the gems in the Cedar City Real Estate Market.  Parowan is one of the great secrets in our market place, which adds to the desirability of Stillwater Estates.

Here are some photos of Stillwater Estates:

This last picture is one that I should update, it was taken while the home was in foreclosure.  It has since sold so it should look a lot more loved now than it did when I took the photo!

I have written many blogs about the subdivisions in Cedar City, but honestly we work in several cities.  Parowan, Enoch, Kanarraville, Paragonah, Brian Head and New Harmony are the ones that we choose to work in.  We also work in New Castle, Enterprise and Beryl, although those areas are not our specialty areas, we do work out there.

Another of the newer subdivisions in Cedar City/ Parowan Real Estate Market is Maple Springs.  It is on the Southwest side of Town, and is what I would call a move up to a custom home subdivision.  There are still several building lots available, they are .3 of an acre.  The homes in Maple Springs are just gorgeous, most have basements and a square footage of about 2500 or larger.  These are very nice homes, close to the mountains, and not too far from Brian Head.

Currently, there are no homes listed for sale in Maple Springs.

Market Update 5/10/2011:  There is currently one home listed for sale in our Multiple Listing Service, it is listed at $185,000.  It is a short sale, so if you are looking to live in one of the great subdivisions in the Cedar City/ Parowan Real Estate Market, there has never been a better time!

Market Update 1/17/2012:  There are currently no homes listed for sale in the Multiple Listing Service.  In the past 12 months there have been no homes sell in Maple Springs. With the lack of movement on houses in Maple Springs, this statistic seems strange, there are currently 11 building lots for sale.  These are .3 of an acre and range in price from $39,000 to $75,000.  So there is a great opportunity to build a dream home in one of Parowan’s prime subdivisions.

This is a stable subdivision and a real asset in the Cedar City Real Estate Market.

Here are some photos:

This past weekend we went with Darcy’s Parents to the Riverwalk Grill and Steakhouse in St. George.  It was a dining experience that I highly recommend to anyone!  The food was so delicious, the service was great and the ambience is cozy and quaint.  (That means that it is fairly small dining room).

The Riverwalk Grill is located at the Sun River Golf Course and features some of the finest food that I have ever eaten!  It was good enough that Darcy’s father said that he would drive from Victorville, California to eat there again.

I enjoyed Shrimp Alfredo, which was excellent, Darcy had the Filet Mignon Oscar, she let me sample the Filet, it was the tastiest filet that I can remember enjoying.  Chef Imi Kun came out to ensure that the food was good and wished my in-laws a Happy Anniversary.  He was very friendly and wow, can he serve up some delicious food!!

This is honestly a Restaurant that is top shelf in every aspect that I can think of!  I don’t pretend to be a food or restaurant critic, but I do know what I like.  I liked the entire experience!

This isn’t an inexpensive restaurant, the entrées range in price from $19 to $60, which isn’t the most expensive place that I have ever dined, but certainly not a price range that we could eat out there on a weekly basis.  It is however, my new “special occasion” favorite place to eat.  I felt that the food was worth the price and then some!  You do need a reservation, but you can book your reservation on www.opentable.com.

The restaurant also has a web site: www.riverwalkgrill.net.  Seriously, if you’re in the area or from the area and are looking for a special place to dine, Riverwalk Grill is certainly worth trying out!

Here is what the food looks like:

Are you hungry yet?  I know that I am!

The Cedar City Real Estate Market has some subdivisions with enough ground to be gentlemen’s ranches.  The Flying L Ranches is one such subdivision. The Flying L Ranches Subdivision is just outside of the Cedar City boundaries.  It was built in several phases, beginning in the late 1990′s to the early 2000′s.  The homes that I am highlighting are in phase 2 of the development.

The Subdivision is comprised of larger move up or custom executive homes on large lots.  The newer phases they are on 1/2 acre lots.  The original phase had 1 acre lots.This is a very nice subdivision.  There are currently 2 homes listed for sale, both in the newer phases.  One is listed at $150,000 and the other is listed at $186,000.

This is one of the better subdivisions in the Cedar City Real Estate Market.  One of the nice things is that it does have a lot of mature trees (in phase 1) and Moutain Views. This really is one of the gems in the Cedar City Real Estate Market!

Market Update 1/16/2012:  There is currently 1 home listed for sale in the Multiple Listing Service.  This home is listed at $195,000.  In the past 12 months there have been 2 homes sell.  One sold for $174,000 and the other at $186,000.  There is currently one lot listed for sale in the Multiple Listing Service at $46,500, it is one of the smaller lots at .41 of an acre.

Here are some of the homes:

The Cedar City Real Estate Market has several subdivisions that were casualties of the bursting Real Estate bubble.  Sunrise Meadows is one such subdivision.   That doesn’t mean this isn’t a great subdivision!  In fact there have been several new homes built in the past few months.

Sunrise Meadows is northwest of Cedar City about 8 miles.  The homes are all on 1/2 acre lots and are a minimum of 1300 square feet.  You can bring your own builder for a custom home.  There are still lots left for that, there are currently two homes listed in this subdivision they are in the $166K to $177K range.

Market Update 1/16/2012:  There are currently 2 homes listed for sale in our Multiple Listing Service.  There is one listed at $159,900 and the other is at $254,000.  In the past 12 months 3 homes have sold in the Sunrise Meadows Subdivision.  They have ranged in price from $141,000 to $164,000.  There are currently 26 building lots for sale in the Multiple Listing Service ranging in price from $17,750 to $29,900.  There are also some larger parcels for sale

This is another of those subdivisions with great potential in the Cedar City Real Estate Market.  It is filling in slowly, but with the number of lots available, you can still bring your builder and build your dream home!

Here are some photos: