Wanda's Blog From Billings, Montana

I follow Nina's blog and she asked a very good question about agency disclosure upon meeting with people to talk about real estate listing and sales.

She was bringing to light that the agency disclosure, from some agents, is not as forthcoming to people as it should be, either delayed or not mentioned at all. 

I think that many agents struggle with the best way to bring this subject up to their clients, and may be hesitant to scare people away by asking them to sign a disclosure paper, our form is 2 pages long!

In our state of Montana, must be made in writing at or before the listing or buyer's agent agreements are signed, and a statutory broker must disclose their relationship at the same time the broker first endeavors to locate property for the buyer.

In simple terms, it's required to let the customer/client know how you work in relation to their needs.

I find that when I disclose this agency practice, many people that I am newly acquainted with, instantly get their guard up worried about commitment.   They don't realize I'm following good practice and Montana Law!

Maybe some folks just want to use me to open a door for them, and they don't have any intention of making a purchase or commit to use me as their REALTOR.  I'm ok with not showing those people homes.

I wonder if one of the first things I said was "Montana Law requires me to disclose to you the various ways I can help you with your Real Estate needs" .  Pretty blunt, and I do work this into the conversation very well when I'm writing listing and buyer's agency contracts.

 If anyone has a favorite script that helps people understand this required disclosure, I'd love it if you could share!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

I found this home for sale in a golf course community that has the kind of charm and upscale finishes I would look to expect in a more upscale price range for the price of $395,000.  The Pryor Creek Golf course is pretty good sized, do you like to golf?

Over 4,100 square feet of open living space, with the backyard right on the fairway.  My favorite part of this home is the open kitchen dinning room, very Montana!  Huge eating bar to saddle up to with friends and family. 

The school system is excellent in this small town community.  You may have heard of Huntley Project School, lots of people want their kids to be a part of this class B school system.  The town of Huntley is actually closer to Billings than the rest of the Project Community, and you can hop on the Interstate and be downtown in about 20 minutes.

Here's a picture of the kitchen:  for more pictures and info follow this link to 1351 Florian.  I toured this home last week, listed by Kellie Saville, and just had to blog about it.  Call me if this is something you'd like more info about. 

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

Rural Development Financing is available from many lenders in our area, with rates and qualifying hoops that many people can jump through, but this does not work for homes in Billings Montana.

Not every home can qualify, and not every borrower can qualify, but the adjusted gross income limits are worth a serious look for many home buyers.  This is not just for first time home buyers either!  This program will allow you to buy as much home as you can afford in the country, or even in small towns with a few highlights to consider:

• No down payment
• No monthly mortgage insurance, so this won't be an addition to your monthly payment
• No cash reserves required (but I would have some anyway)
• Credit history doesn't have to be perfect, guidelines that fit  situations other lending programs won't even consider, of course, you can't have terrible credit
• No limitation on source of closing costs, can be gifted, other down payment assistance funds might be allowed
• Repairs may be financed up to 100% of the appraised or "as improved" value, I find this really helpful for people who want to purchase a discounted home that needs some fixing!

We have some really nice homes in the rural communities that may work just right for this type of mortgage.  If you want to know if the area you're thinking qualifies, or not, follow the link to the Rural Development website and check this out.  Then call me and we'll see if we can find you a home! 

Once you get to the site, just click Property Eligibility and then Single Family, accept the info and you'll be directed to a place you can enter the zip code of the area you're interested in.

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

I think my economics class was about 40 years long, and frankly it's still not over yet.  One thing I have noticed, is  with a tough economy, what was old, is new again!  I'm not talking about making the most out of garage sale prices, I'm talking about living a life that includes a paid off mortgage.

To me, paying off a mortgage before I retire is the best way to save for retirement; how you might ask?  Most financial planners rightfully talk about how much money you'll need, on an annual basis, to live in retirement, and then they try to help you plan for that time.

How simple it is to consider that if you pay off a home, either by using cash to start with, or by paying off your mortgage, you won't have that mortgage expense when you get older. 

I know lots of young people understand this, they didn't hit the real estate market at it's rapid incline, so they understand, quite clearly that when you purchase a home, you are not guaranteed instant tax free cash from rapid appreciation in 5 years. 

Most can look at history and reflect that homes will appreciate over time.  So, even with a hiccup in home prices, if you stay put, you should do better than just putting money into a rental you won't ever pay off (except the owner of the rental usually does pretty good).

It just makes sense that if you're going to pay a certain amount for housing each and every month, to pay off a home with that payment gets you further ahead than if you don't.  Of course, many families, young and old are too mobile to wait out the supply and demand cycles, but if you can, you should.

So, in my humble opinion, save for a home, pay it off, and then retire with less pressure on your other investments to perform.  Oh yea, should you add some rental property to your "holdings" or just hope the wall street gurus are thinking of you first and not their own take home pay?  I like my investments, but I like not having a mortgage in the future as well.

When is a good time to buy a home?  Should you buy when everyone else is in a hurry to buy or should you buy when everyone else is staying away?  The people who make good decisions in any market, always do better.  Would it be better to buy a home when the interest rate is 4% or 8%?  Smart people understand this easy math well.

Of course if you're not moving and moving and moving every few years, I can't sell as many houses.  But then, should it really be about me?  Or should you do things that get you and your family on a secure path to the most comfortable lifestyle, now and in the future, that you can afford.

Rookie home buyers wanted!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

I took this picture of a real bird (house)'s eye view of the Yellowstone River from a log home for sale just east of Billings Montana.  The road is named Bald Eagle Road and while we were viewing this log home listing, right on cue, a Bald Eagle flew right in front of us on it's way to fish in the Yellowstone.

I think it's only fair to mention that this is not riverfront property, there is a railroad track down next to the river.  However, this view is really not to hard to take, lots of wildlife all day long.  Tonight you'll be able to see the Northern Lights on the horizon, looking in the very same direction.

If you want more info on log homes for sale in our area, just email me here 2wandathomas@gmail.com.

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

Montana Hay Bale Trail Hobson, Montana, September 11, 2011

In Montana we have a way of just hanging out with the neighbors, especially on days when the neighbors clown around.  That will be happening again this next Sunday just a hundred miles or so north of me in the Hobson-Utica area.  We will be remembering the 10 year anniversary of a horrible event with the celebration of community spirit!  Our towers are made of hay.

One of my favorite things to do in my part of the country, is to hit the highway and go see all the small town fun in our Big Sky Country.  This Sunday will be especially fun, since there will be miles of special hay bale art up and down the road.  This is the 22nd consecutive event for this community, genius way for a fun fundraiser.  We even get to vote on our favorite hay bale design (we've heard some will be mechanically inclined).

Here is a map of the event, gates open Sunday morning at 8am.  Maybe I'll see you there?  I will be posting some pictures and add them to this post, just for fun.  I will be taking my 18 month old grandson on the adventure, he like to ride in the car.  For more info, visit their great website by clicking HERE

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link

The Yellowstone County Extension Service helps to organize a 3 day event for Sewing and Crafty people who love to see and learn new things.

Quilting, Serging, Machine and Hand Embroidery, Jewelry Making and garment construction; all under one roof!

You get to hang out with like minded people!  You get to try skills you already have and learn a few new ones!

The cost is so affordable, I don't know how they do this, except for the great support of sponsors and teachers!

You can click this link to take you to our Yellowstone County Website onto the Extension Service page for the full brochure and some pictures of the finished products from some of the classes.  You'll need some basic sewing supplies, and some classes feature projects that you can do right in the class, but you need to purchase the kits in order to have the right stuff.

Have you thought about sewing up a few children's clothes lately?  I know we have rekindled a huge interest in sewing for children just because the things you can make are so darn cute and special!

Here's a couple of pictures of some fun skirts one of the teachers, Nancy Sasse, will have during class #54 on Saturday October 1 in the Dress Form Room of the Shrine Auditorium on Broadwater Avenue.

Lots of fun fabrics in this skirt, many more to choose from, and surprisingly easy to make! 

You can find the fabrics and the pattern at Nancy's website, some fabrics will be available for purchase right at the Rocky Mountain Sewing and Craft Festival in the vendor's section!

The Quilting Realtor

Many Dream Of Living In Montana I'm One of the Lucky One's That Already Do! Wanda Thomas 2wandathomas@gmail.com Call or Text 406-698-8640 for help with all things Montana. Local MLS Search Link