Western Montana & Missoula Real Estate Blog & Area Information

Dream Custom Montana Log Cabin For Sale on the Kootenai River - Peace and Tranquility Can Be Yours

Your Dream - Just Listed!

This Beautiful custom log home is quality craftsmanship at its best with stunning views & amazing Kootenai River frontage. You will enjoy this home's spacious and open floor plan with three bedrooms and three bathrooms. Its vaulted ceilings create a grand statement that accent the awe inspiring views of nature's brilliance and the Kootenai River from your windows.

Amazing Brazilian cherry hardwood floors, master tile work, custom cabinetry, and a finished daylight basement make this home a masterpiece in it's own right. And there's room for all of your guests in the over-garage guest quarters with a separate kitchen and bath.

Enjoy the peace & tranquillity of your surroundings as you enjoy fishing from your property while watching the big horn sheep playon your lawn. This is Montana living at it's finest.

View the Virtual Tour of this Dream Montana Cabin

Just listed at $649,500

• 3 Bedrooms, 3 Bathrooms
• 2,880 square feet
• 1.1 Acres
• Kootenai River Frontage
• Built in 2005
  

        

For more information, or to schedule a personal tour, contact Kevin and Monica Ray of Access Realty at 406-207-1185.

We recently received a letter and window decal in the mail from Google Maps stating Access Realty Missoula is a Favorite Place due to the number of searches for our business listing and the number of times people requested directions to our office.

"Because you're so popular, we're enclosing a window decal that shows customers you're a 'Favorite Place on Google'. The sticker includes a special bar code that potential customers can scan with cameras on their phones. Then they can see your business listings on Google, read and write reviews, and add you as a favorite right there."

Access Realty on Google Maps

If you want to increase traffic to your Google business listing, Google suggests three things:

1. Use your Google account to login at google.com/localbusinesscenter.
2. Keep your hours, website, and other details up to date. Stand out with photos, videos, even coupons - all for free.
3. Keep checking your personalized business dashboard to see how many hits your listing is getting, what zipcodes people are travelling from to reach your door, and more.

Some great tips on interview listing agents, it pays to do your research:

Missoula Real Estate Foreclosure Auction - 6 Bedroom House, Starting Bid $50,000

BUYER ACKNOWLEDGES THAT SELLER WILL RE-KEY THE EXTERIOR DOORS TO THE PROPERTY PRIOR TO CLOSING AND FUNDING AT THE BUYER'S EXPENSE TO BE PAID AT CLOSING. REGARDLESS OF LOCAL CUSTOM, THE BUYER UNDERSTANDS AND AGREES THAT THE SELLER WILL PAY FOR THE OWNER'S TITLE POLICY AND LENDER'S TITLE POLICY (IF ANY) AND THAT THE BUYER WILL PAY ALL OTHER CLOSING/TRANSFER COSTS INCLUDING SURVEY, ESCROW, ALL CLOSING FEES, AND ALL REALTY TRANSFER TAXES. Please contact for full terms from the auction house.

Montana Real Estate Auction

To Be Auctioned: Beautiful Montana Cabin on 12+ Acres - 1 Hour from Missoula in Hamilton

This Very private mountain home is scheduled to be auctioned on February 15, 2010

Starting Bid: $100,000

Located in Hamilton Montana, this home features:

• 12.15+/- acres
• Spacious rooms
• Beautiful, rustic log staircase, and a
• Stone fireplace
  
• Detailed woodwork throughout the home.
  
• 5,742+/- sf.
  
• Lots of trees with great mountain views and a
• Detached shop.

We will be working as a Buyer's Broker at this event.

If you are interested in registering or would like more information, to make a pre-auction offer, or to attend the upcoming Open House, contact Kevin and Monica Ray of Access Realty at 406-207-1185 or 406-544-3098. Out-of-state bidders are also welcome and will be able to bid online.

Note: A Buyer’s Premium will apply for this property. Please see Terms of Sale for details.

BUYER ACKNOWLEDGES AND UNDERSTANDS THAT NEITHER ACCESS REALTY, THE AUCTION HOUSE, NOR IT'S AGENTS MAKE ANY ASSERTIONS OR GUARANTEES AS TO THE CONDITION OR POTABILITY OF THE WELL REPORTED TO BE ON THIS PROPERTY. BUYER AGREES TO ACCEPT 'AS IS, WHERE IS'. BUYER ACKNOWLEDGES AND UNDERSTANDS THAT PROPERTY HEREIN HAS BEEN REPORTED TO HAVE AN ON-SITE WASTEWATER TREATMENT SYSTEM/CESSPOOL/SEPTIC TANK AND BUYER AGREES TO ACCEPT 'AS IS' WITH NO WARRANTIES OR ASSERTIONS BY THE AUCTION HOUSE, ACCESS REALTY, NOR THEIR AGENTS AS TO THE CONDITION THEREOF. BUYER ACKNOWLEDGES THAT CONVEYANCE OF PROPERTY MAY BE SUBJECT TO CITY/COUNTY SEPTIC INSPECTIONS. BUYER AGREES TO COMPLY WITH ALL REQUIREMENTS NECESSARY TO COMPLETE INCLUDING BUT NOT LIMITED TO OBTAINING THE NECESSARY PERMITS AND MAKING ARRANGEMENTS TO CORRECT ANY NOTED CITY/COUNTY VIOLATIONS AT BUYERS EXPENSE. BUYER ACCEPTS ALL RESPONSIBILITY FOR ANY REMEDIATIONS, FEES, OR TERMS REQUIRED BY THE AUTHORITY THEREOF.

We have seen several dream homes with high levels of radon and have worked with both buyers and sellers through this process.

It can be frightening to have your home inspector tell you that your dream home has high levels of radon. Before you put your dream on hold, learn about radon and radon remediation.

According to the EPA, Radon is an invisible radioactive gas that seeps into homes undetected through foundation cracks, and can reach harmful levels if trapped indoors. It travels up from underground sources of uranium in the earth's crust. EPA estimates that one in 15 homes will have a radon level of four PicoCuries per liter (pCi/L) of air or more, a level the agency considers high.

Here's the scary part:

--Breathing home indoor radon causes nearly one hundred times more deaths each year than carbon monoxide poisoning.

--Radon is the second leading cause of lung cancer behind smoking.

--Some 20,000 people will die this year due to breathing too much radon without even knowing it.

The radon threat is preventable with some simple steps. In existing homes, families can begin protecting themselves by buying an easy-to-use radon test kit to determine if a high level exists; if so, a high level might be lowered simply with a straight-forward radon venting system installed by a contractor. In new homes, builders can easily and economically include radon-resistant features during construction, and home buyers should ask for these. EPA also recommends that home buyers ask their builder to test for radon gas before they move in.

In our area, a professional radon test costs around $75. You can also test your own home for less at http://www.homeradontest.com/. If high levels of radon are found, it is possible to have a radon remediation system installed in your home. This system removes the radon and can bring your home back to normal levels. In our area, a radon remediation system costs between $1200 & $1500. It is less expensive to have one done if you have a full basement. However, our remediator says that he is able to remove more radon from a home when it is on a crawl space instead of a basement. See photo on left for what a remediation system looks like.

RADON SCORES:

• Less than 4.0: Low probability of significant health risk
• Between 4 & 10: It is recommended to mitigate readings above 4.0. This should be performed within 6-12 months.
• Between 10 & 200: Perform mitigation and follow up as soon as possible.

If you are thinking about selling your home, or for your own safety, you might consider getting a radon test. It is important to know that if you are aware of high levels of radon in your home that you must disclose this to all potential buyers. In most cases, it is well worth it to have the test done and remediate the home if necessary. This will eliminate a potential issue on your home inspection, and gives you piece of mind for your family's safety.

Missoula Real Estate: Tips for Buying Bare Land & Recreational Properties in Beautiful Western Montana

Are you thinking about buying a piece of bare land in Western Montana? Maybe a recreational property or a future homesite? If so, you will want to do your research. Here a few things for you to consider before you buy:

1.) Property Boundaries - are the property boundaries clearly marked? If not, you may want to require that they be marked by the seller during your due diligence period so you are clear on where they are.

2.) Survey - is there a formal survey for the property? Believe it or not, there are still many properties in Montana that do not have a formal survey and that use a "Metes and Bounds" approach. It is important to know what you are getting.

3.) Easements or Right of Ways - determine if there are any easements on the property. This should be available through the initial title report for the property.

4.) Water & Mineral Rights - do all of the water and mineral rights transfer with the property? If there is a creek running through the land, are you able to use that water.

5.) Access - how is the access to the property? Is the property accessible all year? Are the roads maintained? If so, who maintains them. Also, is the access road a County Road or a Forest Service Road? If the road is a forest service road, there may be a concern from your lender.

6.) Power - how close is power to the property? The cost to bring power to a property can be prohibitive in many areas. There are still a lot of mountain properties that are "off the grid" so don't assume that power is available.

7.) Wells - how deep are wells in the area? Are there existing wells on the property? Many loans require that the well has at least 5 gallons per minute. In our area, it costs approximately $34 per square foot to dig a well and approximately $2,500 for the pump and installation. When you could be talking about 100's of feet for a well, this can get expensive. For more information about Wells, read our blog post about 10 Things to Look For When Buying a Property with a Private Well.

8.) Septic System - has the land been approved for a septic system? What types of systems are required for the area? Systems in our area run between approx. $3,200 and $4,500 and the cost varies by the type of system that is required.

9.) Covenants - Not all properties have covenants but a fair number of even rural properties have covenants now. Make sure you read the details as to what is allowed and what is not to ensure that you can use the property as you intend at the time of purchase.

10.) Flood Plain - Is the property in a flood plain, even a 100-year flood plain? Many riverfront properties are categorized as being in a flood plain, even if they are on a mountain. Find out for sure if your property is categorized this way. Properties on a flood plain may have a higher insurance premium and may have difficulty getting septic approval.

Lastly, work with a good local Buyer's Agent who knows the area and understands and has experience in bare land. If you are looking for Land in Western Montana, contact Kevin & Monica Ray at Access Realty. We'll help you find the property of your dreams! Call us at 406-207-1185 or visit us online at www.YourMT.com.

Here's a great explanation about the New Good Faith Estimates you will receive when you apply for a mortgage.

Missoula Real Estate Market Stats for December 2009 for Zip Code 59808

Missoula’s 59808 zip code continues to struggle.  While it has, by far, the most sales of all areas of Missoula, its numbers for 2009 were significantly below those of 2008.  2009 finished almost 5% below last year in the number of homes sold, well over 12% below last year in total value of homes sold and more than 8% below last year in average sales price.

At the end of December 2009, there were 182 homes for sale in Missoula’s 59808 zip code with an average list price of almost $319,000. Homes for sale in Missoula’s 59808 zip code, range from $68,000 to $1,800,000.

View Real Estate Market Reports for all of Missoula Montana

Missoula Real Estate Market Stats for December 2009 for Zip Code 59804

Missoula’s 59804 zip code was one of the top three best performing areas in Missoula so far as the number of homes sold, the total value of those homes and the average sales price of homes.  So it can be argued that 59804 was Missoula Montana’s best performing zip code.  One of 3 zip code which actually outperformed 2008 in many aspects.

At the end of December 2009, there were 61 homes for sale in Missoula’s 59804 zip code with an average list price of just over $548,000, this number is inflated due to some very high priced homes. Homes for sale in Missoula’s 59804 zip code, range from $119,900 to $5,850,000.

View Real Estate Market Reports for all of Missoula Montana