Blog :: 2017

Welcome to Telluride Real Estate News. Here you will find relevant and timely real estate news including market highlights, tips and resources, issues affecting property values and Telluride's incredible alpine lifestyle. My objective is to give you the news you can use...today. Search by category or by keyword for the news you are looking for.  

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Final New Tax Bill - Real Estate Effects Summary

Final Tax Bill Effects on Residential & Commercial Real Estate 12/20/17

 

Major Provisions Affecting Current and Prospective Homeowners

  • Tax Rate Reductions
    • The new law provides generally lower tax rates for all individual tax filers. While this does not mean that every American will pay lower taxes under these changes, many will. The total size of the tax cut from the rate reductions equals more than $1.2 trillion over ten years.
    • The tax rate schedule retains seven brackets with slightly lower marginal rates of 10%, 12%, 22%, 24%, 32%, 35%, and 37%.
    • The final bill retains the current-law maximum rates on net capital gains (generally, 15% maximum rate but 20% for those in the highest tax bracket; 25% rate on "recapture" of depreciation from real property).
       
  • Exclusion of Gain on Sale of a Principal Residence
    • The final bill retains current law.
       
  • Mortgage Interest Deduction
    • The final bill reduces the limit on deductible mortgage debt to $750,000 for new loans taken out after 12/14/17. Current loans of up to $1 million are grandfathered and are not subject to the new $750,000 cap. Neither limit is indexed for inflation.
    • Homeowners may refinance mortgage debts existing on 12/14/17 up to $1 million and still deduct the interest, so long as the new loan does not exceed the amount of the mortgage being refinanced.
    • The final bill repeals the deduction for interest paid on home equity debt through 12/31/25. Interest is still deductible on home equity loans (or second mortgages) if the proceeds are used to substantially improve the residence.
    • Interest remains deductible on second homes, but subject to the $1 million / $750,000 limits.
       
  • Deduction for State and Local Taxes
    • The final bill allows an itemized deduction of up to $10,000 for the total of state and local property taxes and income or sales taxes. This $10,000 limit applies for both single and married filers and is not indexed for inflation.
    • The final bill also specifically precludes the deduction of 2018 state and local income taxes prepaid in 2017.
  • Standard Deduction
    • The final bill provides a standard deduction of $12,000 for single individuals and $24,000 for joint returns. The new standard deduction is indexed for inflation.
    • By doubling the standard deduction, Congress has greatly reduced the value of the mortgage interest and property tax deductions as tax incentives for homeownership. Congressional estimates indicate that only 5-8% of filers will now be eligible to claim these deductions by itemizing, meaning there will be no tax differential between renting and owning for more than 90% of taxpayers.
       
  • Repeal of Personal Exemptions
    • Under the prior law, tax filers could deduct $4,150 in 2018 for the filer and his or her spouse, if any, and for each dependent. These exemptions have been repealed in the new law.
    • This change alone greatly mitigates (and in some cases entirely eliminates) the positive aspects of the higher standard deduction. 
  • Mortgage Credit Certificates (MCCs)
    • The final bill retains current law.
       
  • Deduction for Medical Expenses
    • The final bill retains the deduction for medical expenses (including decreasing the 10% floor to 7.5% floor for 2018).
  • Deduction for Casualty Losses
    • The final bill provides a deduction only if a loss is attributable to a presidentially-declared disaster.
    • The House bill would have eliminated the deduction for casualty losses with limited exceptions.
  • Moving Expenses
    • The final bill repeals moving expense deduction and exclusion, except for members of the Armed Forces.

Major Provisions Affecting Commercial Real Estate

  • Like-Kind Exchanges
    • The final bill retains the current Section 1031 Like Kind Exchange rules for real property. It repeals the use of Section 1031 for personal property, such as art work, auto fleets, heavy equipment, etc.
       
  • Carried Interest
    • The final bill includes the House and Senate language requiring a 3-year holding period to qualify for current-law (capital gains) treatment.
  • Cost Recovery (Depreciation)
    • The final bill retains the current recovery periods for nonresidential real property (39 years), residential rental property (27.5 years) and qualified improvements (15 years). The bill also replaces separate definitions for qualified Restaurant, Leasehold, and Retail improvements with one definition of "Qualified Improvement Property."
       
  • Qualified Private Activity Bonds
    • The final bill retains the deductibility of qualified private activity bonds used in constructing affordable housing, local transportation and infrastructure projects and for state and local mortgage bond programs.
       
  • Low Income Housing Tax Credit
    • The final bill retains current law. However, a lower corporate rate will negatively impact the value of the credits in the future, and will result in less low-income housing being developed.
       
  • Rehabilitation Credit (Historic Tax Credit)
    • The final bill repeals the current-law 10% credit for pre-1936 buildings, but retains the current 20% credit for certified historic structures (but modified so the credit is allowable over a 5-year period based on a ratable share (20%) each year).

Source = National Association of Realtors

Telluride Real Estate Market Update Through November, 2017

The Telluride real estate market continues to hold strong 11 months into the year with dollar volume and number of transactions at a 6-year record high. $547.5M in contracts closed through November, and sales are up 35%. The number of sales are up 13% compared to those through November of 2016. TREC is pleased that its transactions have exceeded that of the market up 38% over those through November of 2016.

Mountain Village continues to see a steady number of high-end luxury homes and condos trading hands. This year has seen twelve sales over $4M in Mountain Village. Overall, Mountain Village single-family home and condo/townhome sales are nearly twice that relative to sales through Q3 ‘16.

Despite the limited inventory, properties in the Town of Telluride are still trading briskly, with the number of sales up 32% over the third quarter of 2016. This year has seen eight sales over $4M in the Town of Telluride. 

Nearing a close to the final quarter of the year, the Telluride real estate market outlook is positive. October and November saw four $5.0M+ Town of Telluride home sales, four $2.7M+ Mountain Village condo/townhome sales, and a $5.15M Mountain Village home sale. With $83.7M in sales currently under contract according to the MLS, we look forward to December's sales results.

Telluride Golf Club's Amazing New Practice Facility

The Telluride Golf Club is known as the “most beautiful place you will ever tee”. Sitting at 9,500 feet above sea level, the course is surrounded by 13,000 and 14,000-foot peaks and winds through aspen and pine forests with majestic views of Mt. Wilson and the San Sophia Mountain Range. While playing golf in Telluride you will also see some of the most desirable Mountain Village homes and home sites in the Telluride area. Golf Course properties remain one of the best values in today’s real estate market.

And now, the addition of a world-class golf practice facility has rounded out this incredible summer outdoor experience. Telluride Ski & Golf Resort has invested over a million dollars in a new practice facility which will allow for destination golf lesson camps, equipment demo days, tournament staging and golf instruction on all aspects of the game. In fact, Telluride Director of Golf and Instruction Dale Abraham (PGA) is one of Golf Magazine’s Top 100 Teachers in America!

Renowned golf course architect Ken Kavanaugh was brought in to design and oversee the construction of the new facility which began in the Spring of 2016. The members and guests of Telluride Golf Club are raving about the quality of the project which officially opened on August 5, 2017.

Here are some highlights of the new practice facility:

  • Almost 50,000 square feet of tee space on the driving range on 3 levels
  • A 420-yard-long driving range
  • A 5,000-square foot practice putting green
  • A 2,500-squre foot short game practice green with a chipping/pitching area and practice bunker
  • 6 driving range target greens
  • Parking for up to 50 golf carts

The new facility required over 25,000 cubic yards of earth to be moved and is complete with drainage and irrigation. The grasses were topped off with seed, sod and hydro mulch.

Telluride Golf Club is a can’t miss Telluride experience and is perfect for groups, wedding parties, buddie’s trips and ladies golf.

The new golf course practice facility is an exciting addition and the Resort has much more planned in its’ five-year Resort Master Plan which is now in the final approval process with the US Forest Service. Look for more exciting updates to come on lift upgrades, summer activities and more in the near future.

For more information on the Telluride Golf Club and for Club membership information and opportunities please visit tellurideskiandgolfclub.com and we look forward to seeing you on the course! 

The Ultimate Telluride Real Estate Home Seller's Guide

If you own a home or condo in the Telluride region, now may be the ideal time to consider selling your home because of the momentum of the market, lack of inventory in some segments and the upward pricing value we are seeing. Now is a great time to sell your home and upgrade to a more desirable size or location and perhaps take advantage of a 1031 exchange for tax advantages.

Here are my tips to maximize your home’s re-sale value:

  • Choose the Right Real Estate Broker:
    • Choosing the right real estate broker to market your home and manage the sales process is probably the most important decision you will make. Choose a Broker you know you will have a great relationship with, that can put time and attention into your listing and who is not overloaded with other listings that may take resources away from the presentation of your property.
  • Price Your Property Appropriately:
    • The listing price depends on the condition, features and location of your property; it also may depend on your motivation to sell. Using market analysis, your Broker will suggest an appropriate price to match your objectives and market factors. A well priced listing will create an immediate buzz when first listed, and will generate more showings and potential buyers.
  • Curb Appeal:
    • Many Buyers will form an opinion of your property within the first seven seconds of seeing it. Upgrading landscaping and paying attention to the quality of the front door and entry way can easily create more value for Sellers.
  •  Bang for Your Buck Upgrades:
    • I always tell Sellers to complete major upgrades like kitchen and bathroom remodels a couple of years before you sell so you have time to enjoy them. While major upgrades will certainly add value to your home, there are other less costly ways to make a splash. Fresh paint, upgraded lighting, new door and cabinet handles and furniture staging are the best ways to increase re-sale value with limited costs. The kitchen is the most important area to concentrate on here.
  • Maintenance and Mechanical Systems:
    • General maintenance goes a long way to show how well you have cared for your home. Tighten door hinges, towel bars and drawer enclosures if needed. If your water heater or mechanical systems need replacing, do so with an eco-friendly model to tout your home’s energy efficiency.
  • Cleanliness and Personal Items:  
    • Your home should always be clean and ready to show. Clean or replace window treatments. Be wary that not everyone likes pets. Remove personal pictures and replace with art. Be sure your closets are no more than half full of personal items to show off the storage.

Please contact me for additional information and discussion on selling your Telluride home.  To stay informed, sign into my website at www.telluriderealestates.com and Like my Facebook page: Telluride Real Estate News. 

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Telluride Real Estate 2017 Mid-Year Market Report

The Telluride Real Estate market continues to gain momentum as we garner worldwide recognition for being one of the best small towns in the nation. The Telluride Ski & Golf Resort has been named the #1 resort in North America for 4 of the last 5 years by the readers of Conde Naste magazine. We have the most amazing festivals, shops, restaurants and lodging options you could hope for and the natural beauty of the San Juan Mountains allow for a lifetime of exploration and multi-generational alpine lifestyle. Given all these factors, it’s no wonder we are seeing the real estate market respond so positively to the increasing allure of the Telluride region.

Here are the mid-year highlights of the 2017 Telluride Real Estate Market:

  • Year to date (YTD) real estate transactional dollar volume is up 50% over 2016 at $267 Million.
  • Telluride Real Estate Corp./Christie’s International Real Estate’s dollar volume is up 51% YTD.
  • YTD number of transactions is up 21% over 2016 at 307 transactions
  • Currently there are 104 homes, 175 condos and 124 lots listed for sale in Telluride and Mountain Village proper representing 21 months of inventory.
  • Because of the lack of inventory in the Town of Telluride, it has become a seller’s market and the best deals on a price per value basis are now larger homes and lots in Mountain Village. Mountain Village home sales are double over prior year.
  • Distribution of sales so far this year are roughly split in thirds between Telluride, Mountain Village and the remainder of the County.
  • Condos represent roughly 44% of sales and lots and residential sales represent about 25% each.
  • The subdivisions of Aldasoro Ranch, the Ski Ranches and residential homes on 35-acre parcels represent some tremendous values in the region.

This year’s real estate market is in a very interesting position where Sellers can achieve good value and there are still very good deals for Buyers compared to our competitive set of Aspen, Jackson Hole and Sun Valley.

Please contact me for additional information and discussions on the Telluride Real Estate market. To stay informed, check out my website at www.telluriderealestates.com and Like my Facebook page at Telluride Real Estate News. 

The Telluride School District and High School

I get to ski in school?” was the first question my daughter asked me when we were talking about living in Telluride, Colorado. Since 2013, I have had two children currently enrolled in Telluride High School and our experience has been excellent. I have since began to understand just what an incredible asset the Telluride school district is to our community. It encompasses early childhood education through 12th grade and teaches worldly values and life skills to create responsible and productive adults.

I know of many families that are attracted to the Telluride lifestyle and because they can work remotely they have chosen to move to Telluride to take advantage of the Telluride school system. From my own personal experience, I can tell you that the school and Telluride in general is an incredible place to raise a family; it’s safe, the facilities are excellent, the administrative staff is skilled and personal, and the amazing talent of the teachers make life-long positive impacts on Telluride Students.

The relative geographic remoteness of Telluride is countered by a very strong international exchange program with both in-bound and out-bound students taking advantage of exchange programs offered through Rotary Youth Exchange.

One of the unique components of education is Ski PE. That’s right the students get physical education credit for skiing. For 6 weeks starting in early January, students break up into small groups once a week and are paired with a professional instructor from Telluride Ski Resort to learn about skier safety, the mountain and technique.  

Speaking of athletics, the High School is Colorado division 2A school and features a new sand-based turf athletic field, two gyms and fitness equipment to accommodate our student athletes. Varsity sports offered for boys include golf, soccer, lacrosse, basketball, cross country and track and field. Girls can play soccer, volleyball, lacrosse, competitive cheer, cross country and track and field. Club teams include ski and hockey for both boys and girls.

Other than sports, students can participate in a variety of extra-curricular cultural and art based activities including music, theatre, dance and activities and mentorship programs like television and radio production.  

Telluride High School Facts:

  • Telluride High School = 268 Students
  • Telluride High School = 26 Teachers (Student Teacher Ratio = 10:1)
  • 2017 Graduating class = 68 students, including 5 exchange students – 90% going to college
  • Gold Medal Academic School, ranked 9th in Colorado by US News & World Report
  • Accredited with distinction by Colorado Department of Education
  • Focus on college prep, personal development and creative expression
  • School opened in 1995, sits on 11 acres
  • $25Million dollar High School/Middle School improvement completed in 2016

Please contact me for additional information and discussion on Telluride schools. To stay informed, sign up on my website at www.telluriderealestates.com and Like my Facebook page at Telluride Real Estate News. Congratulations graduates!  

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Travel to Telluride is Easy and Amazing - Here are my Tips for Telluride Transportation

Telluride has a reputation that it’s a hard place to get to, which some people think is a good and bad thing. I’m going to dispel that notion and give you some tips to have a lot of fun along the way. I don’t think of Telluride as exclusive, I think of it as intentional. Very few people are just passing through, we are 6.5 hours from Denver, 2.5 hours from an Interstate, 65 miles from the nearest fast food restaurant and 42 miles to the nearest stop light. But once you are here, you are here, and because of Telluride’s incredible gondola transportation system, you don’t need a car. More people drive to Telluride in the Summertime than in the winter, where most guests take shuttle transportation from the airport.

Transportation Tips and Ideas:

  • Flying
    • Airports to fly to (in order of convenience):
      • Telluride
        • Private planes and commercial service from Denver on Great Lakes Airlines
      • Montrose
        • Direct Flights from 11 cities in the winter and 5 in the summer
      • Durango, Grand Junction, Cortez
        • Use these airports if you can’t find a good flight option from Telluride or Montrose. These airports are within 2.5 hours from Telluride
      • Ground Transportation:
  • Driving
    • Attractions travelling from the West – Mesa Verde Natl Park, Moab, Zion, Grand Canyon, Durango can all be on the way. 100 miles to Gateway Canyons
    • Attractions travelling from the East – Rocky Mountain National Park, historic ski towns, Glenwood Springs Hot Springs

Please contact me for additional information and discussion on travelling to Telluride. To stay informed, sign up on my website at www.telluriderealestates.com and Like my Facebook page at Telluride Real Estate News. How can I assist you today? 

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The Summer 2017 Telluride Flight Schedule

More people drive to Telluride in the summer than in the Winter, but if you like to take to the skies, Telluride has never been easier to get to than the summer of 2017. The beautiful summers in Telluride offer incredible music festivals, golf, hiking, mountain biking, white water rafting, and fly fishing to name of few popular Telluride activities. My family and I enjoy chasing waterfalls, wildflowers and tasty edible mushroom hikes.

Escape the heat and enjoy our amazing alpine summer with an average high temperature of 73 degrees. I’m pleased to offer you our summer flight schedule. And remember, Durango and Grand Junction airports are also viable to fly into.

To search for flights and fares, click here: http://coloradoflights.org/interactive-map/

From Denver:

  • Daily Flights (3-5x) into Montrose (MTJ)
  • Daily Flights into Telluride (TEX)

From Dallas:

  • Daily into MTJ

From Phoenix:

  • Daily into MTJ

From Houston:

  • Daily into MTJ

From Chicago:

  • Daily into MTJ

Please contact me for additional information about getting to, staying and playing in Telluride. To stay informed, Like my Facebook page at Telluride Real Estate News. How can I assist you today? 

The Telluride Ski & Golf Club

If you are getting ready to buy a home in Telluride, or you already do and are looking for a great way to connect with locals and other homeowners, consider a membership to the private Telluride Ski & Golf Club. The club has over 400 members and is run by Telluride Ski & Golf Resort. The Club offers some incredible social events and amazing value for members in both the summer and winter seasons. Member benefits include two private clubhouses with lockers, showers, complimentary coffee and pastries. There is spa access and privileges at the Peaks Resort & Spa. First Light Friday skiing and amazing golf benefits.

Let’s take a look at these in detail:

Winter Club Member Benefits:

  • 2 Transferrable Season Ski Passes
  • Special Lift Ticket Pricing for Family & Friends
  • Ski Valet Service
  • Member Concierge Services
  • Members only  lunch dining at Allred’s
  • Member Ski Clinics

Summer Club Member Benefits:

  • Complimentary Golf
  • Members Only Tee-Times
  • Bag Storage
  • Tournaments and Events
  • New Telluride Golf Club Practice Facility
  • Golf Shop Special Pricing
  • Instructional Golf Clinics         

Year-Round Member Benefits:

  • Unlimited Spa Access and Guest Passes
  • Complimentary Fitness Classes
  • Special Pricing at Ski Resort Restaurants and Retail
  • Members Clubhouse

My Favorite Club Member Events:

  • First Light Skiing – Ski an hour early and then enjoy brunch at Allred’s
  • The Snowflake Classic – Winter golf tournament on St. Patrick’s Day
  • Mushroom Hikes – Hike and forage for some delicious mushrooms
  • Apres Ski Around Town

Check out the Telluride Ski and Golf Club website: www.tellurideskiandgolfclub.com

Please contact me for additional information and discussion on the Telluride Ski & Golf Club. To stay informed, check out my website at www.telluriderealestates.com and Like my Facebook page at Telluride Real Estate News. How can I assist you today? 

The Ultimate Telluride Real Estate Buyers Guide

Interested in buying real estate in Telluride? Perhaps a mountain condo or multi-generational retreat? A property you can 1031 exchange into or a real estate and rental investment? Look no further for insights into the nuances of what it means to be a property owner in Telluride. It’s my pleasure to present the ultimate buyers guide for Telluride Real Estate.

What to Be Prepared For:

  • The 3% Real Estate Transfer Assessment:
    • Both the Town of Telluride and the Telluride Mountain Village Owner’s Association (TMVOA) have a 3% real estate transfer assessment almost always paid by the buyer. But before you fret, understand that these funds go for very important property value enhancing programs. In the Town of Telluride, the fund is used exclusively for Town capital projects. In Mountain Village, the fund runs and maintains the free public gondola, Dial-A-Ride on demand transportation for owners and guests, member social events and economic stimulus.
  • Understand Your Purchase Power:
    • If you are a cash buyer, you are in the driver’s seat. If financing, make sure to get a pre-qualification to understand how much property you can afford. We as Brokers have shown many dream properties that buyers fall in love with only to realize the lenders won’t back the purchase.
  • The Emotional Roller-Coaster:
    • Offers are submitted and countered. Competing bids may trump your offer. Dates for due-diligence, inspections and their resolutions can be an emotional roller coaster. Title and HOA document review are important part of the process. This is where a knowledgeable and committed broker understanding and representing your interests are worth their weight in gold. You will be well guarded against the risks of the process.
  •  Appraisal and Inspection:
    • Is the home you are purchasing worthy of the price and condition of the property? An independent appraisal is required if you are financing and is a good idea overall for your piece of mind.
    • After inspection, the deal can get tricky. What are you going to ask the seller to fix? What if they refuse? Many a deal has been undone by the inspection and subsequent resolution negotiations.
  • Home Insurance, Warranties and Title Insurance:
    • Your broker will have a list of trusted and recommended professionals to assist you with policies and coverage to put your mind at ease
  • Closing – Congratulations!
    • The final walk-through will give you the opportunity to make sure you’ve found the perfect property to fulfill your real estate objectives
    • Your closing costs and settlement charges will be clearly outlined in the closing statements. Applicable expenses such as property taxes, utilities and rental income will be appropriately pro-rated.
    • Your broker should provide you with a buyer’s checklist to switch utility billing, cable and internet services, rental management companies and property maintenance specialists.

Please contact me for additional information and discussion on the Telluride home-buying process. To stay informed, check out my website at www.telluriderealestates.com and Like my Facebook page at Telluride Real Estate News. How can I assist you today?