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In one of my earlier articles I discussed the potential impact of low oil prices on our real estate market here in Southwest Colorado. You can read that article here lower down on this site. Subsequent to those discussions I did an analysis of the residential closings for 2015 to look specifically at where the upper-end Buyers in Pagosa Springs, Colorado came from last year. I define upper-end as those sales that closed at $500,000 and above. Generally this will include custom single family homes within the Pagosa Lakes Area, including Timber Ridge, homes on small acreage within planned ranch developments such as Echo Canyon Ranch and Hidden Valley Ranch as well as large acreage ranch properties that included at least one residence.

For all of 2015 there were 48 upper-end closings, totaling $40,926,825. I could have chosen to only look at sales above $1,000,000 or started with a lower bracket, but historically, this is how I have defined the upper-end of the market in all of my past research. Within this group, 13 of the 48 purchases were made by Colorado residents totaling $8,676,600, representing 21% of the total, with an average purchase price of $667,431.

Buyers from California purchased only 3 upper-end residences for a total of $1,755,500, with an average purchase price of $585,167. Our friends to the south in New Mexico purchased a total of 3 homes for $1,805,000, an average of $601,667 per home. Buyers from California and New Mexico each accounted for 4% of the total sales volume of $40.9 million. During 2015 we did not have any upper-end Buyers from our other neighbor to the south, Arizona.

Let’s look at the volume of upper-end residential Buyers that came from Texas last year. There were 22, purchasing a total of $19,145,500 in residential properties, accounting for 47% of the total, with an average purchase price of $870,250. These are significant figures to consider, especially in light of the current downturn in the energy field.

Will Texans continue to visit Southwest Colorado and invest in our real estate? During the summer months, the daytime temperatures in August in Lubbock and Houston run from 91-95 degrees with humidity of 74%-90%. Unless there are some radical climate changes near term, the mountains of Southwest Colorado will remain an attractive place to visit and invest. If we continue to improve our area and remain friendly to the many folks that help to make paydays possible in a tourism-based economy, we should survive. If we forget how important our visitors from Texas are to our local economy, more could decide to bypass Pagosa Springs and drive an extra hour to Durango. Please, don’t forget to say “Welcome, glad you’re here” to those friends with the white and black license plates.

For assistance of any kind related to Colorado real estate, you can reach me at 970 264-7000 or email me at:

2015 Real Estate Summary Pagosa Springs

2015 YEAR END MLS REPORT latest-happy-new-year-2016-photos

As 2015 ended, market data* confirms the real estate recovery is continuing in southwest Colorado. For the year, Total Closed Sales of all real estate categories showed an increase of 4.6% in dollar volume over 2014, totaling just under $142 million for the year. In terms of the Total Number of Closed Transactions, 2015 showed an increase of 17.5% over the prior year. This quick summary indicates more properties are moving and more dollars are changing hands in the local market.


Figures for the single family home market showed an increase of 10.1% from 2014, with a total of $100,431,191 in Closed Sales of 287 homes. This compared to Total Closed Sales of $86,742,931 and 272 homes for 2014. Homes took less time to sell in 2015 than 2014, showing stronger demand within the local market. The Median Selling Price for single family detached homes also increased during 2015 to $288,000, an increase of 7.7% over 2014.


Closed Sales for condos and townhomes during 2015 were up nearly 27% over the prior year with $11.6 million in volume for 71 units. The Median Price for Condos and Townhomes during 2015 remained unchanged from 2014. The increase in condo and townhome volume is in part due to the low level of inventory in lower price ranges. During 2015 there was a shortage of homes priced under $200,000 while demand was still strong. Some of these Buyers moved into the condo and townhome market to acquire a home while interest rates remain low. The combined sales of single family detached homes and condos and townhomes accounted for 83% of the entire real estate closed sales volume for the year.


Land sales also improved during 2015, recording Total Closed Volume of $19.3 million as compared to $18.3 million for 2014, an increase of 6%, with an increase of 33.5% in the number of closings; 311 versus 233 during 2015. The Median Selling Price dropped only slightly over the prior year. Builders reported increased volume for 2015 and initial signs look encouraging for 2016 from what we are hearing from architects and planners.


Cheap money continues to be available for qualified borrowers. During 2015, the average interest rate for 30 year FNMA mortgages was at 3.97%, up only slightly from the average rate during 2014 of 3.93%–still very low on a historical basis. Forecasts for 2016 range from 3.8%-4.4%, according to FNMA and long term bond rate forecasts. This slight trend upward may increase demand slightly as first time homebuyers rush to acquire ahead of the rise and is expected to have only a minor effect on overall housing demand during 2016. We expect the market to continue to improve in 2016, though not across all sectors.  There are several loam programs for first time homebuyers and others looking to acquire homes with less than 20% cash down payments. Buyers can apply for down payment assistance which includes down payment contributions that do not require repayment as well as special interest rates and other terms, depending on the Buyers qualifications. You can contact our office for more details and access this link for more specifics:

In the Pagosa Springs area, there remains an over-supply of housing inventory within some price ranges and a shortage of homes in the entry level price range- $175,000-$250,000. If you would like more details on any segment of the local or regional real estate market, contact Mike Heraty at

*Market data provided by CREN, local MLS stats and proprietary company property records database, all deemed reliable, however, if specific data is an important criteria for a read decision, figures should be independently verified.


Is the Price of Oil Affecting the Economy of Pagosa Springs?


Recently I was part of a discussion group that was looking at the present and future impact of reduced oil prices on the economy of Southwest Colorado.  In June of 2014, oil was priced at around $113 per barrel. Average oil production costs in the U.S. are $36 per barrel. (By contrast, Saudi Arabia can pump a barrel of oil for $10 on average.)Today oil sits at slightly over $38, a decline of 66% from the summer of 2014. Drilling rig counts are way down from one year ago. Many large, multi-national oilfield service companies have laid off thousands of workers, a number of mid-sized oil producers have filed bankruptcy and the roaring housing market in the Houston area has slowed down considerably. From what we analyzed of the futures markets, most forecasters are projecting oil to be under $65 for the next two to three years. Will there be more layoffs? Will the weak energy sector negatively impact other industries? Will we see fewer visitors to Southwest Colorado from Texas, Oklahoma and Louisiana in the years ahead? Good questions to ponder when you consider how important those areas have been in the tourism economy of Southwest Colorado.

According to a 2014 study by Longwoods International, Colorado residents were the top vacationers in their own state, followed by California, Texas, Illinois, Florida and New York. Typically the Vail Valley, Summit County and Aspen areas see a large number of visitors from Illinois, Florida and New York while visitors from Arizona and New Mexico are more prevalent in the southwest region of the state. The number of Californians visiting this part of the state has declined since the end of the recession in 2009. From our informal surveys, after our own residents, Texas represents the largest percentage of visitors to the Pagosa Springs area. We are one of the closer mountain resort areas for those Texans that drive to their vacation spots. Snow conditions in the Ruidoso area have been pretty marginal over the last ten years, the Angel Fire Ski Area and Taos Ski Areas have suffered from poor snow in recent years and more Texans have opted to travel a little further to Wolf Creek and the Pagosa Springs area. During summer months and peak winter periods you can see the influx of Texans by looking at the license plates in the City Market parking lots and along Pagosa Street downtown. You can see the same thing during the fall hunting season.

I can tell you that the ongoing glut of supply and downward price pressure has certainly reduced the number of qualified ranch buyers looking at one of the finer recreational ranches we are involved in. (Photo Above). We toured the ranch with a buyer from Texas that came close to signing a contract but the continuing weakness in the oil industry caused him to retreat to the sidelines. That was the end of last summer and prices have declined further since them.

Next Article-How many properties did Texans purchase in our area last year?



“That would be”

The percentage of Americans that own their homes is declining slightly. Some housing economists are predicting the percentage of homeowners will decline from the current level of 64.4% to 55% within a few years. Others are not as pessimistic, but the majority of analysts believe a big factor in the equation is the homeownership choices of Generation X and Millennials. Though many within this group still believe in the value of home ownership, some lack the down payment and credit scores needed to become homeowners. Some site student loan debt and the hangover effects of the earlier housing recession.

Others see different trends in the data. Millennials tend to be more mobile in terms of relocating for job opportunities- relocating from Denver to Seattle for example, and therefore less interested early on in their careers in anchoring into an area as a homeowner. By renting they are more easily able to take advantage of better job opportunities.

Still another reason given for the decline in new homeowners is misinformation. Some Millennials believe they need a cash down payment of 20%. This is not true. In fact, there are lending programs that permit down payments as low as 3%. This is information that those of us in the Realtor and banking community need to do a better job of communicating. While it is true that higher credit scores are required than was the case in the last decade, there are still a number of good viable loan programs that enable younger people to qualify with little cash down.

So long as the cost of renting in markets does not drift significantly below the month cost of owning, there is little to fear this trend will noticeable impact the near term value of homes. If however, renting became much cheaper than owning, home values would begin to be decline, all other things being equal. Given the cost of new construction today, it is doubtful we are likely to see a huge supply of cheap rental housing flood the market creating a wide margin between the cost of renting versus owning.

Here in Southwest Colorado, local members of the Community Development Corporation and other interested stakeholders are working hard to find ways to attract more Millennials to the area. Housing affordability is not an issue in Pagosa as compared to other mountain communities such as Vail, Aspen and Telluride. Entry level homes can be acquired for $200,000-$250,000 with condos and townhomes available from $100,000.

For information on real estate and related topics in Southwest Colorado, give me a call at 970 264-7000, or email me at:

Thanks for reading-Mike


Total Closed Volume for 2015 Year to Date is $1,637,500 as compared to just $189,000 for the first 8 days of last year- an increase of over 766%. The total number of closings was up by 100% with 4 reported so far this year against only 2 closings for the same period of 2014.

We don’t want to take too much away from this very limited measurement of the market. It really demonstrates how making assumptions or declaring trends too early or based on too little data can be misleading, or worse, it reminds us how statistics can be used to purposely deceive people. See How Statistics Lie: Click Here

Still, we welcome this positive change relative to last year and hope this early sign of improved momentum will continue. In all likelihood our market will have a tough time continuing on this level of performance as compared to last year, but perhaps overall things are heading up as I reported in my Year End Real Estate Report and Future Forecast.

For real estate information that is accurate and insightful, drop me an email  or call me at 970 264-7000.

Thanks, Mike


Starting with the bigger picture, things look brighter as we peer into 2015. From the information coming from the National Association of Homebuilders (NAHB) and National Association of Realtors, (NAR) it sounds like the nation’s real residential real estate economy will improve further during 2015. Both these national trade groups feel the numbers will look better as more first-time homebuyers enter the housing market and better job creation numbers are achieved.

According to the NAHB Chief Economist David Crowe- “Single-family builders are feeling good. They are not overly confident, but confident enough to keep moving forward.”  Crowe goes on to say: “This is mostly due to significant pent-up demand and steady job and economic growth that will allow trade-up buyers who have delayed home purchases due to job insecurity to enter the marketplace.”

Lawrence Yun Chief Economist for NAR was equally optimistic when he addressed the Annual Convention in New Orleans last month-“the improving job market has consumers feeling more confident, and the rebound in home prices is building household wealth for homeowners and giving them the ability to sell after waiting the last few years.” Yun was careful to add that the housing market does have some headwinds out ahead, in the form of a likelihood of increasing interest rates the second half of next year, tight credit requirements and student loan debt. Still, overall the forecast at the national level looks encouraging.

Pagosa Springs’ market behavior is somewhat different from most urban real estate economies, due to the heavy influence of our second home owners. These Buyers and Sellers are not driven by job relocation in their real estate decisions, more by their confidence in the economy and their jobs or businesses, their discretionary income and savings, the health of the housing market in their home community and their lifestyle preferences. (More about the areas with better economies and housing markets in our next Blog article).

Pagosa Springs has much to offer folks that enjoy snow skiing, snowmobiling, soaking in the Hot Springs, exploring Mesa Verde, rafting down the San Juan River, boating on Navajo Reservoir, hiking in the Weminuche Wilderness, enjoying a day trip to Durango, trail riding, fishing and golfing. Then again, lots of other mountain communities have many wonderful

outdoor resources. It is our particular combination of recreational opportunities, our small, friendly and safe mountain town, good values in real estate inventory, that a certain segment of the second home buyers find appealing in Pagosa when compared to other choices in the Rocky Mountain Region.

For the year, closed real estate transactions totaled just under $128 million, as compared to $114 million for 2013. This is an increase of just over 12%. Total single family home closings for the year totaled $84 million, up 5% from 2013. The average home selling price dropped only slightly from $319,000 to $316,000 for 2014.

As we enter 2015, there are plenty of single family homes, condos and townhomes for Buyers to choose from in the MLS listing inventory. Levels remain above the ten year average with 292 existing homes for sale at year end. This compares with 277 at the end of 2013. The number of new home building permits for 2014 we back up to the levels we were at in 2008, inching up to 64 from 59 in the prior year. By the way, for Buyers considering putting off a purchase until spring or summer of 2015- think again. Some of my most successful clients always buy in the winter- fewer competing Buyers, and more motivated Sellers.

With a refreshingly new energy in the local political and municipal leadership and management, a growing collaborative spirit among community groups, including the School Board, Chamber of Commerce, Town Tourism Committee and Economic Development Committee, there is much to be optimistic about in the Pagosa Springs area. A slowly growing enthusiasm and positive attitude is gaining strength within the local business community. Are there a few issues floating about that could create some surprises? Yes, as always, the global economy and political environment could derail a number of things. But, those are risks we all live with. Keep your eyes, ears and minds open as we enter the New Year- good things will be happening!

If you would like to discuss your particular property investments or other matters related to real estate, give me a call at 970 264-7000 or drop me an email at:

Thanks for reading-Mike



Home builder confidence is up, according to the most recent survey by National Association of Home Builders/Wells Fargo housing market index (HMI). According to NAHB chief economist David Crowe, “low interest rates, affordable home prices and solid job creation are contributing to a steady housing recovery,” He went on to say “after a slow start to the year, the HMI has remained above the 50-point benchmark for five consecutive months, and we expect the momentum to continue into 2015.” “Growing confidence among consumers is what’s fueling this optimism among builders,” said Kevin Kelly, a home builder and NAHB’s chairman. This last statement is especially important for the second home and vacation property market as growing consumer confidence is one of the most important ingredients that positively affect the real estate market in resort areas such as Southwest Colorado.

 MORE GOOD NEWS :Despite mild October temperatures, lodging reservations for the six-month winter season (November through April) are currently running ahead of the same time last season. Denver-based DestiMetrics, an organization that tracks mountain lodging bookings in 19 Western mountain resorts in six states, said that reservations as of Oct. 31 are up 7.4 percent over last year. From our initial survey of lodging companies here in Pagosa Springs it looks like this winter ski season could be a strong one in terms of the number of visitors. The snow last week helped get things kicked off at Wolf Creek Ski Area and reports are the conditions were quite good. With the new ownership at Durango Mountain Resort we are all anxious to see what changes Purgatory Ski Area will implement this ski season. If I can help you or any of your family or friends with real estate matters, recommendations for places to eat or lodging options, give me a call at: 970 264-7000 or email me at:



The vacation or second home market is driven by a number of factors. Among them are proximity to employment centers, growth in disposable income, recreational attractions, consumer confidence and availability and cost of mortgage credit.

Few of these factors are within the control of those of us that live here and depend upon this segment of our community’s economy, but, to the extent we can have impact on any of these factors, we need to be involved.

Traditionally, the Pagosa Springs area, and southwest Colorado in general have attracted visitors from New Mexico, Arizona and Texas as well as from the front range of Colorado. The demographics in these locations changed as a result of the prolonged recession. New Mexico in particular has seen its economy continuing to struggle, with further bad news on the near term as it appears Intel may not continue to reinvest in the huge chip plant in Rio Rancho.

Arizona is in better shape as it attracts more businesses and jobs escaping the high taxes and cost of living in California. We expect to see more of these folks returning to our area as second home buyers in the next year or two.  The Arizona housing market had a strong start in 2014, though it began to fade in the second half of the year as cash buyers exited their market when housing prices began to rise too quickly.

The greatest opportunity Pagosa Springs has in front of it is to increase the flow of visitors it attracts our next door neighbors in the state of Texas. The state’s economy is humming with strong growth in employment numbers, including recently transferred employees from California. See:

Texans love to come to Southwest Colorado to escape the heat of the summer, hunting in the fall and to enjoy the great skiing we offer during the winter. I have found there are many thousands of financially qualified Texans that have never heard of Pagosa Springs. Would it not be appropriate to devote a significant percentage of our Lodging Tax Revenue to market specifically to this effort?

While we may not be able to effectively reach all of them, I suggest we start by specifically targeting those in the upper management levels of the energy firms that are generating record profits. Let’s target those prospects by advertising to them directly, in the magazines and trade journals they read. They can then access any and all services within our community via the   website our Town Tourism Committee maintains.  These are the folks that will come to Pagosa, stay in a nice hotel or condo, go out to dinner several times, take private ski lessons and frequent our local gifts shops. Who knows, after they visit a few times, they might decide they want to own a second home or condo here. Just a thought-

Thanks for reading-




It is the end of the summer, a good time to look back on the prior nine months and ahead at the last three. Two great music festivals, a number of running events, four great professional theatre productions, a wonderful Color Fest, nourishing summer rains, no fires, the new Walmart is under construction, and an improving economy with increased sales and lodging tax collections. Overall it has been a good summer in Pagosa Springs. So far, our Pagosa Springs, Colorado real estate market reflects improving trends, though not across all property and price categories.

Entry Level-Up to $250,000Hurry- Limited Supply Good Price Support

The 94 Closed Sales of homes priced under $250,000 accounted for nearly 48% of the total number of homes sold thus far this year. In terms of dollar volume, this segment represented 26% of the total. The total number and dollar volume results were both up slightly as compared to 2013, with the average and median selling prices up slightly as well.

In general, homes priced under $250,000 in the Pagosa Springs Area ranged from 1,000-2,000 square feet, with a few older homes up to 2,500 square feet. Often the trade-off for larger, older homes with more space is less energy efficiency. Carefully weigh your present and future space needs against monthly utility and maintenance expenses. The inventory within this price level was reduced significantly with 88 Active Listings on the market at the end of August, approximately an eight month supply, down from the average inventory levels over the last three years.

$250,000-$500,000 Price Range: More Inventory- Weaker Price Support

This range showed improvements over the prior year as well. The 77 Closed Sales were 7 ahead of last year. Average selling times were reduced, with the average and median selling prices remaining mostly unchanged. At the end of August there were a total of 183 Active Single Family Home Listings within this price range, representing about 21 months of inventory at the current absorption rate.

$500,000-$750,000 RangeBuyer’s Market- More Supply- Less Demand

Sales in the $500,000-$750,000 range were also slightly improved from last year with 16 closings thus far this year as compared to 15 for the first nine months of 2013. Average and median selling prices were off slightly from the prior year. 65 active listings were on the market within this price range at the end of August, representing roughly 37 months of inventory.

$750,000 and Above– Strong Buyer’s Market

Results decline considerably for single family homes priced above $750,000 in the Pagosa Springs area. Thus far in 2014 only 8 sales have closed, while in 2013 there were 11 closings for the first nine months.  The total Closed Sales Dollar volume for homes priced above $750,000 was down nearly 33% from 2013, $9 million as compared to $13.4 million for the prior year. The average and median selling prices also dropped within this bracket. Further, the inventory within this price range increased substantially in 2014, with 82 Active Listings on the market at the end of August representing 11 years of inventory. This reality is not pleasant for Sellers with homes priced in the upper price ranges.

Prices on many of the upper-end listings are 20%-30% below current replacement cost and in some cases substantially below the Sellers’ actual cost. Among the few higher-end homes that have sold, several were deeply discounted in order to move them. One would think many more of these luxury homes would have been snapped up by folks looking for great values. For a few of our Sellers that proved to be the case, but for most, the wait continues.

A more in depth look indicates that a good number of highly qualified, affluent Buyers opted to build rather than buy an existing home within the Pagosa Springs area. In a few cases some of these Buyers looked at a few existing homes, but many never looked at what was available except perhaps within the internet. Buyers could have realized substantial savings by acquiring an existing home, even with some remodeling and updating costs. Instead, they contracted with a local custom builder to have their own dream home designed and constructed. For the majority of these consumers, especially those investing $1 million or more, it is more important to get exactly what they want in a home rather than save 20%-30%, largely because they can make that choice without sacrificing anything in terms of their lifestyle.

More affluent Buyers are willing and able to pay a substantial premium in order to obtain the home of their own design with finishes and features suited to their particular tastes and preferences. How many of these consumers made this choice so far this year? From our research, we are estimating as many as a dozen from existing and pending high-end construction contracts within the Pagosa Springs area. It is possible some of the pending contracts may cancel prior to the start of construction, but it is equally likely others will replace those that fall out.


As is normal for this time of year, many listing prices are being lowered in hopes of capturing the few Buyers still looking this late in the season. In the last 30 days we have seen 84 price reductions.

As we continuously review the market data here in Pagosa as well as from other mountain communities across Colorado we can see where the real estate trends are heading. We will continue to see high-end homes purchased or built in Pagosa Springs by families and individuals from Texas and other states with strong energy economies during the next few years. We have yet to see a return of Buyers in any large numbers from California, though we are beginning to see more interest coming to Pagosa Springs from Arizona. New Mexico’s economy continues to struggle and we expect fewer Buyers coming from our neighbor to the south until their state’s employment conditions improve. The Albuquerque business community is working hard to improve the attractiveness of their area: ABQ Re-Inventing Itself  Albuquerque is determined to attract expanding companies and jobs, but they are not making much headway to date. See: Business Leader Interview 

Pagosa Springs would be wise to invest a significant portion of its tax-generated marketing resources towards our neighbors in Arizona and Texas. Folks from Phoenix can depart from Sky Harbor Airport at 9:00 a.m. and be in Pagosa just after 12 noon. These visitors will typically spend more on lodging, restaurants, lift tickets, lessons and gifts are more financially qualified to invest in area homes, cabins and condos.

Texas has historically delivered many tourists and vacation home buyers to SW Colorado over the last thirty years. With its strong economy and growing population there are thousands of Texans that are not aware of the fabulous recreational experiences Pagosa Springs has to offer, let alone the great value our real estate represents relative to other mountain communities here in Colorado. We are the closest ski area with consistently good snow for all of Texas. Since 2008, Texas has consistently delivered the largest share of high-end Home Buyers within Pagosa Springs. The growth in jobs and household income from expanded energy activities is creating many thousands of new potential visitors for Pagosa Springs and other mountain resort towns. Read:

Our Lodging Tax Dollars need to specifically and effectively attract more of these Buyers to our area. These folks contribute substantially to our local economy with very little impact on our infrastructure. They also have many choices as to where they invest their discretionary income and Pagosa Springs must be willing to compete with other mountain communities delivering the experiences they seek in order to bring their resources to our area.

We have many fine staff members and volunteers engaged in promoting our area, but we must face the fact that we are far behind many other mountain communities in effectively attracting more tourism dollars to our community. The competition is stiff and we must become better at determining and tracking the best means of improving the flow of visitors and resources to our area.

I will be attending the Mountain and Western Slope Real Estate Summit next month being co-sponsored by University of Denver and the Rocky Mountain Commercial Brokers. I have been a partner in this group for the last two years and we are excited to bring together highly informed Presenters and Speakers to share what the research indicates will be the future of mountain communities in terms of jobs and lifestyle here in the Rockies. If you are interested in attending: Mountain and Western Slope Real Estate Summit October 2014 Avon, Colorado

If you would like more information on the local real estate market or assistance with any real estate related matter, please give me a call at 970 264-7000, or email me at:


INTEREST RATES: Trending slightly higher

We expect mortgage interest rates to be trending slightly upward. Don’t expect to see 30 year money at rate of 6.5%-7%, but we would not be surprised if rates reached as high as 5.5% during the year. With the announced intention of the Fed to slow down the printing presses, we are projecting some upward pressure on rates as there will likely be more borrowers competing for funds.


Entry-level priced homes in Pagosa will be the tightest inventory category during 2014. We saw supply pressure moving prices up a bit during 2013 and we expect the tight supply and increasing demand to continue during the current year. The inventory of existing homes priced above $400,000 will continue to be over-supplied, until downward pressure on pricing stimulates more demand. Currently there is 26 month supply of homes priced above $400,000. There is a 68 month supply of homes priced above $800,000 within the Pagosa Springs market.


Speculative homebuilding will increase only slightly during the year. There are a handful of builders that are sufficiently capitalized to fund construction when the market remains in a very slow recovery mode. Banks will not commit to construction lending without a much larger cash investment from the builder than in years past. The cost of basic new home construction exceeds the cost of average existing homes by 15-30%. In order to profitably build and sell homes with these conditions a builder would need to have some extraordinary cost advantages. A number of the better custom homebuilders will remain busy during 2014 and beyond. There is always a limited number of affluent customers that can afford the choice of having a large custom home built to their design specifications. In nearly every case the appraisal value of a to-be-built custom home has been significantly under the estimated construction cost.


Land values will vary during 2014. We expect the significant over-supply of 35 acre tracts to put downward pressure on pricing for this component of the land inventory. Good, close-in 3-5 acre tracts with views and central utilities should see moderate increase in demand during the year. We could see some improving values towards the middle of the summer.

High quality recreational ranch properties with premium water features should gain more attention during 2014. Early signs indicate this segment is experiencing increased demand as an asset class for capital preservation and long term value appreciation.


Commercial lease rates will continue to drift during the year as owners work to fill vacant space. Presently Walmart is set to start construction in the spring and as yet, no additional nearby commercial construction projects have been announced. We would anticipate lease rates for anything to be built near Walmart would be 20-30% above other locations such as Pagosa Country Center and Village Commercial.

For information on any component of the local or regional real estate market, give me a call at 970 264-7000, or email me at: