Missoula, MT

Missoula has some of the best micro-breweries in the West, so when you're in Missoula, take time to sample the local flavors.

Big Sky Brewery features some of our favorites with Moose Drool, Scape Goat, Powder Hound, and Trout Slayer and others. Big Sky Brewery also has great souvenirs and T-shirts.

Bayern Brewery features Dancing Trout, Bayern Amber & Bayern Pilsner among others. Bayern is a German Brewery.

Kettlehouse Brewery features Lake Missoula Amber and Montana Blonde among others. At the Kettlehouse, you can also brew your own ale.

Beer is serious business in Missoula, so much so that there is even a blog through the Missoulian about brews at http://grizzlygrowler.com/.

So next time you're in Missoula, contact Kevin & Monica Ray to check out the local real estate market, then take a tour of the local microbrews! You won't be disappointed.

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Kevin & Monica Ray are real estate sales and marketing professionals for Access Realty in beautiful Western Montana. For more information on Western Montana, they can be reached at 406-207-1185 or online at www.YourMT.com.

The America's Promise Alliance and Capital One have announced the winners of the 2008 100 Best Communities for Young People competition which identifies cities and towns nationwide that have made the well-being of children and youth a top priority. In its third year, 100 Best spotlights those communities that find unique and effective ways to ensure their young people receive the resources necessary to stay in school and succeed.

Missoula County is one of the 100 best FOR THE THIRD TIME in a row! The reasons given for the selection were in part to the County's Flagship program that brings community resources and activities to the schools to provide safe and healthy activities for students during non-school hours.

For more information on the award, visit America's Promise.

Missoula is a great place for children and for families.

For more information on living in Missoula, contact Kevin & Monica Ray at Streamside Realty at (406) 207-1185 or visit us online at www.YourMT.com.

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Kevin & Monica Ray are real estate sales and marketing professionals for Streamside Realty in beautiful Western Montana. For more information on Western Montana, they can be reached at 406-207-1185 or online at www.YourMT.com.

If you're a homeowner in Missoula and are still on a private septic system, you undoubtedly received a letter notifying you of your non-compliance with the City's new ordinance that requires connection to the public sewer. Title 13, Chapter 13.04. If you received a notice, it is public record and will show up on your title report when you go to transfer ownership of your home. This ordinance went into effect on July 1, 2007.

Within the Missoula city limits, it is now unlawful for any person to sell, transfer or convey any real property containing plumbed buildings until the plumbed buildings have been connected to the public sewer when it is available.

According to the ordinance, public sewer is considered to be available when any building is located within 200 feet or less from any public sewer system and you are required to connect to the sewer upon property transfer.

If you are planning to sell your home in the near future, or even if you're not, you may want to consider connecting to the sewer prior to listing your home.

If you are unable to make this connection. the city does allow you to apply for a (1) time delay if you arrange a financial holdback that will pay for the connection within 6 months of a sale. The ordinance does not state an amount that is required for a holdback. However, the city is now requiring that you submit a written bid from a licensed & approved contractor to perform the service, and that you holdback 1.5 times the estimate for the connection. This 1.5 times the amount is also a requirement for many lenders, including those with FHA loans.

The City has a list of licensed contractors available and estimates range from $7,000-$14,000, depending on the type of system they need to install. With the 1.5 times the estimate requirement for a holdback, sellers can be looking at a serious financial strain when they sell their home. The sewer connection process and the disruption to landscaping and inconvenience can also deter some buyers.

We have worked with sellers through this process and it can take some time. It is well worth the effort to obtain written estimates from multiple contractors in order to get the best deal. I was told by several contractors that they are able to connect to the sewer year-round, unless the ground is really frozen.

If you have questions about buying or selling real estate in Missoula, please give us a call. We would be happy to assist you with your questions. We have experience working with buyers and sellers through this process and can help you with a smooth transaction.

Kevin & Monica Ray

Access Realty

406-544-3098

www.YourMT.com

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Kevin & Monica Ray are real estate sales and marketing professionals for Access Realty in beautiful Western Montana. For more information on Western Montana, they can be reached at 406-207-1185 or online at www.YourMT.com.

The following is a summary of market activity for the period indicated as recorded by the Missoula Organization of REALTORS® Regional Multiple Listing Service. Figures may not reflect all real estate activity in the market. Missoula Urban Area--includes greater Missoula area and Lolo Residential Month of December Year to Date Year # Sales Median Price # Sales Median Price 2007 65 $217,000 1371 $219,900 2006 81 $195,000 1586 $206,600 2005 102 $194,450 1558 $191,900 2004 81 $184,000 1301 $179,000

Missoula Market Indicator December 15, 2007 *For the greater Missoula urban area, including Lolo (All Types of single family residential properties). Arrows indicate direction in last 30 days.
New Listings Total properties entered into the MOR Regional Multiple Listing Service (MLS) in the last 30 days for the greater Missoula urban area, including Lolo.
Median Price The price that is midway between the least expensive and most expensive home sold.
Under Contract Properties on which the buyer & seller have agreed to transfer property
Number of Sales Properties for which the transfer is recorded
Interest Rates Average local financial rates based on 30 year fixed mortgage
Days on Market Average number of days a home is on the market from date of listing to date sold
Housing Affordablity Index Calculated by using local interest rates, local median price, local median family income and loan terms

From about the mid-80s to the mid-90s, the Missoula real estate market reflected some consistent patterns of activity. Following the activity of the spring and early summer, in July the market slowed some and then geared up again in late summer and early fall before the winter/holiday slowdown with the cycle repeating again starting about March. As the unprecedented 15-year expansion of the real estate market really took hold in the mid-90s these patterns disappeared and the market stayed steady--and active--year round. The current market trends reflect a slowing in the local market, with the number of new listings, properties under contract, and properties sold all down from last month. In another time, this might have been viewed as just the normal pattern. In light of the recent market anomaly, it's probably too soon to be comfortable with that conclusion. Nevertheless, continued low interest rates and a somewhat lower median price should encourage consumers considering homeownership to research the local market and specific neighborhoods. Numbers can only tell one part of the story.

Source - Missoula Organization of Realtors, www.missoularealestate.com
If you have questions about the value of your home or today's market conditions, please contact Kevin & Monica Ray at Streamside Realty (406) 207-1185 or visit us online at www.YourMT.com.