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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Posted in Lake Powell

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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Posted in Lake Powell Area News & Events

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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Posted in Lake Powell Real Estate

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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Posted in Mortgage News

Price Reduced on 565 Pinto – Best Priced Single Family Lot in Page AZ

UPDATE: This property has sold. Check other great Lake Powell real estate offerings here

Just reduced to $32,500 this lot in Ranchette Estates is comparable to property at the Honey Draw Subdivision, just one block away and listed at $20,000 + more.

Come check this out!

CLICK PHOTO FOR FULL LISTING

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 and Amangiri Villas.
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Posted in Featured Listings

2013 Lake Powell Real Estate Market Overview, Big Water to Paria UT

2013 was a steady year real estate on the Utah side of Lake Powell including Big Water, Church Wells, and Paria.

These numbers are taken solely from the MLS. Utah is non-disclosure state so not all information is provided to the MLS or the County Tax Assessor.

Single Family Homes

We had four singly family homes sell during 2013.

4825 W End Ave -Church Wells, UT
960 S Victory Way – Big Water, UT
900 E Shelter Cove – Big Water, UT
1330 S Victory – Big Water, UT

Price ranged from $80,000 to $444,000 with median (middle) price of $283,500. Average price per square foot sold was $132.08.

Days on market varied widely. Two homes were on the market in the 150 – 180 day range, one was on the market for 414 days and one was on the market for over 1100 days. That bring the average to 486 days but removing the custom home, which had several major price reductions from the mix our average for the other three homes was 250 active days on the market.

Manufactured Homes

We had five manufactured homes sell in 2013 ranging in price from $79.900 to $108,400 with an average price per square foot of $79.38

505 N William Dawes – Big Water, UT
40 W Concord Bridge – Big Water, UT
4620 W Sunset – Church Wells, UT
65 E Old North Church – Big Water, UT
2279 N Clark Bench – Clark Bench, UT

Once again days on the market varied widely from 4 to 1496. One home, again, had been on the market and had several large price reductions leaving it on the market almost 1500 days. Removing that home from the mix we have an average days on the market of 120 days.

Vacant Land

We had three lots sell ranging in price from $8,000 for a 1/3 acre lot in Church Wells to $49,000 for a .6 acre lot with a Lake Powell view in Big Water. For these three lots the average days on the market was 52 days.

Although we had no commercial lots or businesses sell in 2013 there are some very cool things on the horizon for 2014!

Year over year, 2013 had two more units sell than 2012. In 2012 we had a median single family home price of $234,500, about $40,000 less than 2013. In 2012 Manufactured median sales price was $82,525 compared to the 2013 median of $92,250. Prices on the Utah side of Lake Powell saw a good increase in 2013.

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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Posted in Lake Powell Real Estate Utah

Own a Piece of Heaven with 600 Acre Southern Utah Ranch Overlooking Zion National Park

This 598 acre rare acreage off Highway 9 in Southern Utah overlooks Zion National Park and The Grand Staircase Escalante National Monument. Sweeping views, ATV trails, wildlife, secluded… this ranch has it all

Click Photo to Go To Complete Listing and 50 Photos.

Property is Located in Kane County, Utah.

Search Lake Powell Homes For Sale

Search Kanab / Southern Utah MLS

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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Posted in Featured Listings

January Sunset Vermilion Cliffs by David Rankin

My son, David, is a local photographer and flash flood chaser. On January 2nd he, his wife, and children were coming back to Lake Powell from the Lee’s Ferry area and this is the sunset they saw.

Shot by David Rankin of Rankinstudio.com

Shot by David Rankin of Rankinstudio.com

Over the new few months I going to start posting more of his astrophotography which highlights our dark sky areas so well.

Stop by his website at Rankin Studio and check out his work.

Heather Rankin is the owner/broker of Rankin Realty at Lake Powell serving Page, AZ, 86040 and Greenehaven, AZ as well as Big Water, UT, 84741 including new home sales at Indigo Ridge.
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Posted in Just For Fun

Page Lake Powell Holiday Home Tour December 14, 2013

The Page Lake Powell Chamber of Commerce Holiday Home Tour is set for December 14, 2013. All proceeds will go to benefit the Amy Chidester Coconino Community College Fund. Tickets are $10.00 and the tour runs from 1:00 p.m. to 4:00 p.m. At the Page Municipal Airport there will be a craft fair, live music, silent auctions and gift baskets available from noon to 6:00 p.m. Stop by and enjoy the Holiday Spirit and some of the most beautiful homes in the Lake Powell area dressed for Christmas.

Heather Rankin is the owner/broker of Rankin Realty at Lake Powell serving Page, AZ, 86040 and Greenehaven, AZ as well as Big Water, UT, 84741 including new home sales at Indigo Ridge.
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Posted in 365 Things to do at Lake Powell