Page AZ Real Estate Market Update March 22, 2014 Busy!

The trend that looked to be in place in the Page Lake Powell real estate market from my last report on January 26, 2014 has continued. In January this post The Lake Powell Real Estate Market is Heating Up. Is Spring Here in January? indicated we had 9 transactions though our Arizona MLS in January.

Sold Page AZ Real Estate February 22, 2014 – March 22, 2014

In the past 30 days through our Page Lake Powell MLS we have had 5 Single Family homes close, including 1 foreclosure, 1 Manufactured home, and 1 mobile home. Last year for the same 30 days only one property closed through our Page Lake Powell MLS, which was a single family lot.

Median Price differs from Average Price in that there are as many homes above the median as below, so it is right in the middle.

The median price for the single family homes closed is $195,000 which does not include the one foreclosure.
The manufactured home sold for $35,000 was a rental and in pre-foreclosure.
The mobile home (pre-1976) sold for $47,500.

Average days on the market for all of the Page properties sold was 183 days.
Home for Sale

Current real estate for sale in Page, Arizona:

49 Single family homes
Median Price: $239,000
Median Days on the Market: 187
Median Square Feet: 2039

15 Manufactured Homes
Median Price: $132,000
Median Days on the Market: 133
Median Square Feet: 1568

2 Mobile Homes (pre-1976)
Median Price: $45000
Median Days on the Market: 8
Median Square feet: 1006

Property in Page AZ for Sale

Single Family Lots: 9
Median Price: $89,800
Manufactured Home Lots: 4
Median Price $36,500

Conclusion

The Page Lake Powell real estate market is 4 times busier this year than last for the previous 3 months. This year, from January 1 to March 22, we have closed in our Page MLS 17 listed properties. From the same period in 2013 there were 4 listings sold. The Lake Powell Real Estate Market is Heating up for sure!

With a good selection of homes for sale in Page, now is a great time to be a Lake Powell home owner. Be sure to ask me about USDA zero down loans for our site built homes and FHA. VA and Conventional financing for our manufactured housing as well as our site built homes.

Remember to stop by Rankin Realty at Lake Powell‘s new MLS search site at www.lakepowellhome.com and search both the Arizona and Utah sides of Lake Powell real estate.

Search Lake Powell Homes For Sale

For More Information

Email Heather Rankin for Lake Powell Real Estate

Or Call 928-691-6444

Your Lake Powell REALTOR

Heather Rankin is a Realtor and Owner/Broker of Rankin Realty at Lake Powell specializing in the Lake Powell areas of Page, AZ and Greenehaven, AZ as well as Big Water, UT including Page new home sales at Indigo Ridge and Amangiri.
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Kane County Utah Makes National Geographic Top 10 Spring Travel Destinations

In what some may consider a surprising twist our home, Kane County, UT has just been named one of the Top Ten Best Spring Trips on National Geographic Travel. It is no small thing to make this list and a honor to be considered with some of the top places in the world.

This is the ultimate Big City Turn Me Loose and Set Me Free area and is in the Heart of the Grand Circle.

Kane County is one of the greatest hidden treasures on earth from the Red Cliffs, White Mesas, National Parks and Recreation areas (ie. Lake Powell), Rivers, Sand Dunes, Hidden Canyons, Western Movie scenes, and the list goes on…. in 23 years I have but scratched the surface of the beauty hidden here.

Here is some of what they have to say:

Kane County sits in the middle of southwestern Utah’s staggering geological smorgasbord: narrow slot canyons, polychrome cliffs, wavelike buttes, and world-class paleontological sites. From Kanab, the county seat, it’s 90 minutes or less to three national parks (Grand Canyon, Bryce Canyon, and Zion), Glen Canyon National Recreation Area, Coral Pink Sand Dunes State Park, and the rugged and remote 1.9-million-acre Grand Staircase-Escalante National Monument, the last area in the continental United States to be mapped. “What strikes people when they visit is the intensity of the outdoor experience available here,” says Kanab custom furniture maker Rich Csenge. “[There's] staggering natural beauty, trailheads everywhere, and the sense of eternity expressed in geology and topography that seems to change color and shape with every hour of the day.”

Paria Movie Set Entrance

Paria Movie Set Entrance

Kane County’s Amazing Earth Fest, which is happening on May 11 – 17, 2014 was also highlighted in the article. The Fest celebrates life on the Colorado Plateau and Kane County’s natural and cultural treasures with concerts, films, art exhibitions, and outdoor activities like deep-sky stargazing, archaeological hikes, and backcountry ATV and horseback rides.

For Kane County to be in the mix with places in Ireland, Trinidad, Spain and Tasmania really puts us on the map.

Best Friends Animal Sanctuary was also given a shout out:

Kane County is home to the nation’s largest no-kill shelter for companion animals, Best Friends Animal Sanctuary. Located on 20,700 acres, the sanctuary is home to about 1,700 animals and welcomes approximately 25,000 visitors each year for tours and as volunteers.

Dino Track from Adventr.co Blog

From Adventr.co Blog

From Adventr.co Blog

Kane County Rainbow by David Rankin
Rainbow-2-FB-and-Site

Several Kanab businesses were mentioned in the article. Hiking Safety tips were offered by one local and should be followed. Check the weather… take water… have fun!

Search Kane County Utah Real Estate

Kane County / Kanab Area MLS

Heather Rankin is a Realtor and Owner/Broker of Rankin Realty at Lake Powell specializing in the Lake Powell areas of Page, AZ and Greenehaven, AZ as well as Big Water, UT including Page new home sales at Indigo Ridge and Amangiri.
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Posted in Lake Powell Area News & Events

Hot, New, Lake Powell Real Estate Search is Here

I own and have been writing the Lake Powell Real Estate Guide since early in 2008 and enjoy sharing my love of our area, local events, real estate insights and mortgage information. It seems natural to expand with the goal of helping our local real estate home buyers, property buyers, folks just looking, potential sellers, and curious passerbys, by opening a new site just for Lake Powell area real estate searches.

Rankin Realty at Lake Powell
‘s new site is

www.lakepowellhome.com

Clicking on the photo will open the search site in a new window:

Rankin-Realty-at-Lake-Powell-crop

Flow and continuity between the two sites was a primary concern but ease of use was the main objective.

From the Home Page you can search the Page and Big Water MLS’s together for Single Family Homes, Manufactured Homes, Lake View Homes, Condo’s, Building lots, and several other choices. There are also searches by price breakdowns such as Under $150,000 or between $150,000 and $300,000.

You can easily search any of our three local MLS’s including the Page Lake Powell MLS, the Big Water Lake Powell MLS, and the Kanab Southern Utah MLS. Search can be done by price, views, foreclosures, maps, and narrowed down any number of different ways. Searchers can sign up for email alerts for homes new on the market that match their search criteria so they don’t miss out on that “perfect” home.

A simple search allows the user to put it just the basics, while the advanced search covers almost any variable area of information provided on each home or property in the MLS. Searches call also be done by MLS number or, one of the coolest things, on a map function

You will also find my Featured Listings scrolling across the bottom of the home page or you can access them by clicking the “featured Listings‘ button. The featured listings on this site will remain the same keeping the individualized webpages for each home, business, or property I have listed.

On this site the Search menu at the top will move you over to the new site, as will the two specific Lake Powell property search buttons on the right side.

The photographs scrolling on the page were taken by myself or my son, David, and capture some of the wonder of the area referred to as the “Heart of the Grand Circle”

Please feel free to send suggestions or any features you would like added to the new site or leave feedback.

Heather Rankin is a Realtor and Owner/Broker of Rankin Realty at Lake Powell specializing in the Lake Powell areas of Page, AZ and Greenehaven, AZ as well as Big Water, UT including Page new home sales at Indigo Ridge and Amangiri.
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Page Lake Powell Arizona Tourism Has a New Look

The Page AZ tourism site has a new look, feel, functionality and it rocks! Check it out at Visit Page Lake Powell.

After several years of “branding” work, Page AZ and the tourism board under the direction of Lee McMicheal has launched the new logo and new website. With Page Lake Powell in the title it helps give a feel for the area encompassing the water, sand, rock formation and wilderness we are so known for. Launched in mid January the site is gaining popularity.

Here is the new logo

PGAZ_50px_Logo_final

The photography on the front page is wonderful and grabs the viewer not only with the blue water theme but the well thought out photos. A pictures worth a thousand words idea is put to work here with the decision to make the photography encompass the entire top the page.

With easy to understand and follow menus this page is well thought out and designed.
visitpagelakepowell

Stop by the new website and give it a test drive!

A Lake Powell Fridays Post

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Page Lake Powell Farmer’s Market Organizing Meeting Set for March 12, 2014

Anyone interested in getting the Page Lake Powell Farmer’s Market up and running is invited to an organizing meeting on March 12, 2014. The Farmers Market is being headed up by St. David’s Episcopal Church Father Ivan who was given the go ahead by Page City to more forward with the project. The organizational meeting will be held at 5:00 P.M. in St. David’s Fellowship Hall, Gossard Hall.

Only vegetables and fruit in their raw state will be offered at the market which has no cost to vendors and no insurance to cover.

The Farmer’s Market will be a welcome addition to the community. Living in the midst of some of the greatest scenery on earth, Lake Powell, the outdoor lifestyle is a big part of who we are. Healthy living goes hand in hand with our area.

Picture from my 2013 Big Water Utah garden

Picture from my 2013 Big Water Utah garden

Currently we have the Bountiful Baskets Food Co-Op which offers fresh fruits and vegetables delived to Page. Follow this link for more information: Bountiful Baskets

If interested in helping to organize, or just looking for more information on the farmer’s market, stop by the meeting on March 12th!

A Lake Powell Mondays post featuring local businesses and business opportunities.

Heather Rankin is a Realtor and Owner/Broker of Rankin Realty at Lake Powell specializing in the Lake Powell areas of Page, AZ and Greenehaven, AZ as well as Big Water, UT including Page new home sales at Indigo Ridge and Amangiri.
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2014 Castle Rock Cut Dredging Underway

With the water level at Lake Powell lower than it has been since 2005 the National Park Service is once again deepening Castle Rock Cut. The Cut is a popular Lake Powell short cut which can save boaters upwards of ten miles of travel from Wahweap and Stateline Marinas up lake.

With Lake Powell being 186 miles long there is plenty to explore but unless it is a view from the water of Glen Canyon Dam you seek, the short cut at Castle Rock is a huge time saver.

In 2013 Brown Brother Construction excavated over 70,000 cubic yards of dirt from the Castle Rock Cut and that is the plan again this year. The excavation this year will lower the bottom of the cut to an elevation of about 3580 feet. As of today the lake is about 121 feet below full and is right about 3580. The lake will continue to fall in elevation until the end of April when spring run off begins. The dredging is scheduled to be complete in late April in conjunction with the run off. The Cut has not been navigable since February of 2013.

This is a photo my son David took during the dredging last year.

Dredging of Castle Rock Cut on Lake Powell

Dredging of Castle Rock Cut on Lake Powell

The Cut will not be able to open until there are several feet of water in the dredged out part allowing for safe vessel passage.

An aerial shot my daughter Ashley took while on the scenic flight over Lake Powell.

Lake Powell Cut

Castle Rock Cut photo by Ashley Rankin Ruth

The price tag for the dredging is 1.6 million and will take four months to complete.

More Information on Castle Rock Cut Dredging

From 2013 Dredging Photos and article
Castle Rock Cut Being Dredged Again

Pictures and post from 2011
Castle Rock Cut on Lake Powell Open and Easily Navigable

More 2013 Dredging Information with photos


Castle Rock Cut Dredging for 2013 Almost Complete

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2014 Page Lake Powell Job Fair

The 11th Annual Page Lake Powell Job Fair will be held Saturday March 1, 2014 at the Coconino Community College Page Campus. Over the years the job fair has been something no only local business look forward to and participate in but also draws crowds of potential employees from several states.

From the Facebook Page for the Job Fair

The event will be held on Saturday, March 1, 2014, from 10:00 a.m. to 2:00 p.m. at Coconino Community College/Page Campus. Last year over 200 prospective employees attended the job fair. Participating businesses and organizations had the opportunity to meet and interview these individuals, as well as to provide the public a forum to learn more about their business or organization.

It is our intention to bring additional tourist and local attention to the importance of the Page/Lake Powell area and its people, businesses, and services. You are cordially invited to participate by hosting a booth at the event. There are no registration fees or costs involved. We encourage you to participate even if you currently have no job openings, as this is an opportunity to promote your business and the services you offer. The Job Fair will be advertised throughout the region, including area colleges and universities.

2014jobfair

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The Lake Powell Real Estate Market is Heating Up. Is Spring Here in January?

The last 25 days have seen a good up-tick in real estate sales and movement in the whole Lake Powell area. Usually we see this up-tick starting shortly before March but here we are just over 3 weeks in to January and we are busy! With mild weather and the daytime temperatures hovering in the mid 50′s to the low 60′s folks are out and looking at real estate.

In the past 30 days we have had 9 transactions close in the Page and Greenehaven area, including 7 homes.

In the past 30 there have also been 12 listings go “under contract” and make it to the pending list and 3 of them have already closed as well.

That compares easily to the same 30 days from December 2012 to January 2013 when 3 transactions closed and  4 went “under contract” to pending status.

Real Estate is moving in Page and buyers are active.  Following is an in-depth look at the Page AZ real estate market.

Page AZ homes for January 2014

Our inventory, or number of homes on the market, has also declined 15% from 54 Single family homes on the market in June of 2013 to 46 active homes for sale in Page, Arizona, today. There is a wide variety to choose from within the 46 active listings. The least expensive home on the market is on 10th Avenue listed at $107,000 and the most expensive is a lake view home on West View Drive listed at $1, 299,900 which has 4 bedrooms, 4 baths, over 3,600 square feet.

The median price of all homes on the market today is $239,500 comparable to $239,900 in June of 2013. Our  market did not see the big upswings of the mid 2000′s nor have we see a large down turn rather it has remained stable making a good environment for both home buyers and sellers.

Here is the break down of what is currently for sale

From $107,000 to $175,000 there are 6 homes for sale
$175,000 to $200,000 there are 4 homes for sale
$200,00 to $250,000 there are 17 homes for sale
$250,000 to $300,000 there are 7 homes for sale
$300,000 to $400,000 there are 4 homes for sale
Over $400,000 there are 8 homes for sale

These numbers show the larger portion of homes on the market are between $200,000 and $250,000 with two to three times more for sale than in any other price bracket. This dynamic remains much the same year over year.

Page Lake Powell Hot Air Ballons Photo

Manufactured Homes for Sale in Page Arizona

Once again the number of homes for sale on the market which are manufactured has declined from 16 in June of 2013 to 13 today. We still have a good variety and price range to choose from within the active listings. The average price of a manufactured home in Page is $123,077 while the median price is $125,500.

Further break downs are as follows

From $70,000 to $100,000 there are 4 manufactured  homes for sale
$100,000 to $125,000 there are 3 manufactured homes for sale
$125,000 to $150,000 there are 4 manufactured homes for sale
$150,000 to $175,000 there are 2  manufactured homes for sale

Some buyers are concerned as they first consider buying a manufactured home. In the Page Lake Powell area a good percentage of our housing is manufactured homes on privately held property meaning they are considered a home for financing and taxation purposes. I have several good lenders I work with to secure loans for manufactured homes and I see more and more lenders financing these daily so there are several to choose from.

Property for Sale in Page, Arizona

There area currently 31 vacant home lots for sale in Page and 3 commercial properties. Two of the properties are suitable for manufactured homes, several are mixed use, and most are single family home building lots.

One bargain priced property at $32,500 stands out of the mix in Ranchette Estates as part of an estate sale and is listed several thousand dollars below other properties in that area.

Honey Draw subdivision which borders Ranchette Estates off of Pinto is now selling lots with 20 currently on the MLS which range in price from $55,000 to $87,565. Lots are sized from .23 of an acre to .37 of an acre. Utilities are stubbed to the property line and the owner is willing to carry the financing with a down payment. Call me if you would like more information.

The minimum priced property for sale is $32,500 for .23 of an acre and the maximum is $239,999 for a .21 acre lake view lot on Navajo. Also worth note are the two combined lots on Rimview for over a half acre at .55 listed for $190,000. There are several home builders in the Page Lake Powell area to choose from that can handle anything from manufactured home set up to custom site built homes which maximize the stunning views of our area.

With a good selection of homes for sale in Page, now is a great time to be a Lake Powell home owner. Be sure to ask me about USDA zero down loans for our site built homes and FHA. VA and Conventional financing for our manufactured housing as well as our site built homes.

Search Lake Powell Homes For Sale

For More Information

Email Heather Rankin for Lake Powell Real Estate

Or Call 928-691-6444

Your Lake Powell REALTOR

Heather Rankin is a Realtor and Owner/Broker of Rankin Realty at Lake Powell specializing in the Lake Powell areas of Page, AZ and Greenehaven, AZ as well as Big Water, UT including Page new home sales at Indigo Ridge and Amangiri.
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Lake Powell Makes Huffington Post’s 20 Most Beautiful Lakes in the World List

In November of 2014 Huffington Post published an article on The Worlds 20 Most Beautiful Lakes. Lake Powell was up against some pretty stiff competition and did well.

From the article

A few of these irresistible bodies of water owe their charisma to climate, others to geologic luck of the draw, and some are even made by the humans who admire them. These 20 beautiful lakes–some of which may surprise you–differ in the details, but all are uniquely beautiful and well worth a visit.–Donna Heiderstadt

First on the list was Lake Como, Lombardy, set in the mountains and surrounded by stunning homes in Northern Italy. Lakes in Canada, India, China, Tasmania and Swizerland as well of a host of other countries made the list.

Not too far down on the list, in fact at #7, is Lake Powell.

gunsight1
Photo by Heather Rankin

Sometimes man’s handiwork rivals nature, as is the case with Lake Powell, the striking free-form lake created in 1963 by damming the Glen Canyon and creating the U.S.’s second-largest man-made lake. Lined with beaches and popular with houseboat owners and sport fisherman, it photographs like a dream—a sublime mélange of swirling red-rock canyons and vivid sapphire-hued water. To enjoy the area take a boat tour to impressive Rainbow Bridge National Monument.

The only thing that really caught my eye is the title “Lake Powell, Arizona” which should have had Utah added. Lake Powell sits on the state lines of Utah and Arizona with 95% of the lake being in Utah. The dam and 2 major marinas, Wahweap and Antelope Point are on the Arizona side. Utah has Stateline, Halls Crossing, Dangling Rope (by Rainbow Bridge and accessible only by water) and Bullfrog marina.

At 186 miles long, 1960 miles of shoreline when it is full, and 560 feet deep at Glen Canyon Dam, there is a lot of space to enjoy this true beauty of the American West and now one of the top lakes in the world, at least according to Huffington Post, and me :)

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VA Loans Post Their Biggest Year Ever in 2013

2013 saw the most active year for Veterans Administration Guaranteed Loans, ever. While about half of the nearly 630,000 VA mortgages last year were for new home loans the other half were veterans utilizing the historic low interest rates to refinance existing loans.

The New York Times ran a big article on the success of the VA program on January 9, 2013 which can be read in it’s entirety here

A Big Year For V.A. Loans

More on that in a minute…

The available housing in the Lake Powell area, both on the Arizona side of Page and Greenehaven and on the Utah side in Big Water, Church Wells and Paria consists of a good percentage of manufactured homes. There has been the idea that manufactured homes do not qualify for V.A. loans or FHA loans even. This is not the case. While not all lenders do these types of loans I work with several who do, and do a good job with them. There are some foundation requirements that need to be met, and they must be newer than 1976, but those are pretty standard requirements these days with any loan on a manufactured home. Please call me if you want more information.

V.A. Loans

Home for Sale

VA loans are of course for Veterans who must have a “certificate of eligibility” or COE from the VA which verifies to the lender that they are eligible for a VA-backed loan. VA Home Loans are provided by private lenders, such as banks and mortgage companies and the VA guarantees a portion of the loan, enabling the lender to provide the borrower with more favorable terms.

Most VA Loans have no down payment requirement.

The loan must be for a primary residence

There is no mortgage insurance premium, saving thousands over the life of the loan.

Underwriting requirements can be more difficult with the primary focus is on the debt to income ratio

2013 VA Loans

From the New York Times article

The department guaranteed nearly 630,000 mortgage loans in fiscal year 2013, setting a new high just as the program enters its 70th year, said Mike Frueh, the director of the V.A.’s Loan Guaranty Program. The average loan was about $225,000, an amount that reflects the program’s value to “working-class America,” he said.

Calling the program’s growth “pretty incredible,” Chris Birk, the executive editor at Veterans United Home Loans, an online broker of V.A. loans, estimated that total loan volume has risen 372 percent since fiscal 2007.

The V.A. does not set a minimum credit score requirement, but lenders typically add their own, which is currently around 620. The V.A. is more concerned with a borrower’s income and expenses.

To qualify, borrowers must show enough monthly income after paying personal debts and housing costs to meet “residual income” levels set by the department. The levels vary by region and household size. In the Northeast, for example, on loans exceeding $80,000, a two-person household must show at least $755 in leftover income, while a family of five must show $1,062.

From the above numbers you can see that VA loans are very much the working class loan and designed to help our veterans. According the article Arizona saw the biggest jump nationwide in VA loans in 2013 rising 40%.

In closing, for veterans, VA backed loans are a wonderful product and can save thousands not only in upfront costs such as down payments but over the life of the loan with no mortgage insurance requirement. VA loans can be done on single family homes and manufactured homes but you do need a knowledgeable Realtor to work with to find qualifying properties.

Search Lake Powell Homes For Sale

For More Information

Email Heather Rankin for Lake Powell Real Estate

Or Call 928-691-6444

Your Lake Powell REALTOR

Heather Rankin is a Realtor specializing in the Lake Powell areas of Page, AZ, 86040 and Greenehaven, AZ as well as Big Water, UT, 84741 including new home sales at Indigo Ridge.
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