Yes, lenders are still having an impact on real estate values and sales. The numerous bank-owned properties throughout Carson Valley are continually driving down the neighborhood values because of the banks' lack of maintenance on their properties. The dry lawns, weed forests, and other value-sapping deficiencies resulting from lack of care and a vacant property are driving down the values of entire neighborhoods.

There are other, less obvious lender impacts in our market that are also having a major impact in sales as they affect a borrower's ability to qualify. These involve major changes that are new policies or procedures. They can range from allowable debt/income ratios being lowered, to a higher FICO score requirement. Those are usually known to a borrower at the beginning, but we have seen changes in the middle of a loan process. The more subtle, less publicized ones are the ones that will trip you up.

Consider the new Fannie Mae and Freddie Mac rules that apply when buying another home before selling your old one. Historically, the Buyer generated a lease agreement for the existing home and was allowed to use 75% of the lease income to offset payments on that home. Two months of cash reserves were typically required. The New Rules require a borrower with a home in escrow, but not sold, to qualify on their ability to carry the payments on both homes, no lease income or rental survey income is allowed.

If the new home is a second home, the borrower has to show the ability to carry both payments and have six months PITI on both properties in documented reserves. If you are buying a rental property you can use 75% of the rental amount, but now you must provide documented evidence that you have at least 30% equity in the property. Additionally, there are detail requirements that must be complied with, i.e.- you have to provide the receipts of the security deposit from the tenant, and the deposit into your account. If you have less than 30% equity the rental income won't count to offset your payment, you must now have six months reserves for both properties.

Our Advice: Don't let the details stop you if you want to buy a new home. We recommend, however, that you don't experiment with lenders. We have many good, seasoned, honest lenders in our Carson Valley that will work with you, protect you, and perform for you allowing you to achieve your objective. A new lender doesn't know where the roadblocks in the process are. Your process will be one continual surprise resulting in an exceptionally frustrating experience if your lender isn't seasoned. The seasoned lender will take you through the process addressing each hurdle like a hurdler. Lenders today are working to minimize the risk to the investor. That has resulted in a new industry which is much like the old industry ... you have to truly qualify to borrow. If you qualify ... proceed with confidence and don't let the hurdles bother you along the way.

Professionals in our industry have rarely been as important as they are now. The major wealth in the world has been largely accumulated via real estate. These are good investment times, don't let the hurdles keep you from your goal. Get with a good hurdler and have confidence in achieving your goals. Your lender, escrow officer and real estate agent are more important to you than ever before in these exhilarating times. Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781-5472, carsonvalleyland@hotmail.com, visit our websites at carsonvalleyland.com or carsonvalleyland.net

As markets change so does the nature of real estate transactions. One type of transaction that comes and goes with market changes is the lease/option, a lease tied to an option to purchase. The lease/option tool can be a good one for Buyers and Sellers if their circumstances warrant it.

Optionor (Seller) and Optionee (Buyer) can both benefit if the agreement is structured correctly for their respective objectives. A Seller with a vacant property that wants to generate cash or a cash flow with the rent monies and option consideration might consider a lease/option. A Buyer that hasn't sold his property but wants to move once and in to a home he is buying so he can establish it as his own until his property closes escrow might consider a lease/option. These, and many other scenarios, are bona fide lease/option situations that could result in a mutually beneficial lease/option arrangement.

Beware, however, that we are seeing more lease/option agreements being written for speculation these days. We caution you to have your agent clearly help you with perspective in evaluating such a proposed contract and its effect on you. If someone proposes to give you $5,000 and tie your property up for three years, the warning bells should go off as their respective flags raise. No matter how frustrated you might be in today's market facing your continuing payments, in this situation you must project forward three years and consider what the market might be. Also be advised, these offers are coming in way below today's market value.

The option agreement gives the Buyer the option of buying tomorrow at a price agreed on today. Let's say your property is worth $300,000 today. It has probably gone down 30% in the past year. If it comes back 20% in three years, the appreciation would be $60,000. In this case, the Buyer/Optionee would make $60,000 on an investment of $5,000 over three years. That is the speculator's motivation. The speculator's motivation is further enhanced if he can contract to buy your home for $250,000 in 3 years.

To minimize your risk exposure to such a speculative investor's offer, in addition to adjusting the price, consider shortening the time, i.e.- one year instead of three. Try increasing the option consideration. If you go beyond a one year time frame consider annual option consideration payments for extending the option incrementally. Higher monthly payments can give you a cash flow and bind the Optionee tighter. If the person has a bona fide reason to stay in the transaction you will likely put it together with some massaging of the transaction components as discussed above. If not, you will flush out the unscrupulous predator investor that is trying to capitalize on your situation and thereby save yourself extreme future frustration.

Our Advice: Be sure to understand the objectives of the other party if you are considering a lease/option agreement. If you are a Seller and you sense a lease/option offer is speculation driven, make sure you have sufficient cash induced into the transaction to make it worth your while. If a speculating Buyer, make sure you find the right Seller or you are wasting your time. The right agreement between reasonable Optionors and Optionees can be a win/win transaction for both parties, and it will be readily apparent that it is a logical way to put them together.

The keys to a healthy lease/option agreement are the right circumstances of the principals, Optionee and Optionor, and savvy real estate agents that can properly construct the transaction and successfully negotiate it for the benefit of all. This is a powerful tool - use it right and righteously and you will be rewarded and happy.

Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, www.carsonvalleyland.com , 775-781-5472.

Last week we responded to a question of how to make a good buy in this market by addressing some of the terminology and circumstances that have been confusing Buyers, We Hear So Much About Being Able To Make A Good Buy Now ... How Do We Get One? We thought it important to continue the good-buy process with some tactics and mechanics that will help you get the best buy you can on a given property.

One mistake we see is the purchase offer being made dramatically below the asking price ... with no consideration as to the asking price and its relationship to market value. It is as if the list price is a target from which to reduce simply because it is the asking price. We understand that the typical perception of a good buy is how much the price paid is reduced from the asking price, but it is important to understand that in real estate that there is no "Manufacturer's Suggested Retail Price". In fact, home prices are rather arbitrary. They are set after consideration of many market, property-specific, and personal factors. Even professional appraisers give an "opinion" of value knowing that it is not exact. It is close, all things considered, but not exact. Real estate agents and Sellers take the market sales information and sprinkle in emotion and motivation to set a price to achieve a desired result. It can be low if the Seller must get moving, or high if they want to troll for awhile.

We recently saw a 33% disparity in price between a new listing and a similar home two blocks away that has not sold. If you offered 30% below the asking on the new listing you would still be paying over market. On the other hand, if you offered 3% below the asking on the other home you might make a good buy of a wonderful home. Don't make an offer 15% off of the asking price without knowing the accuracy of the list price. A little research will help you in your buying efforts. It is important to determine a Seller's motivation - why are they selling? A good understanding of why the Sellers are selling will most likely give you a better chance of making a good buy than simply making a low offer, what we call a "limbo offer" ... how low will they go?

Sellers' motivations vary, but it is what drives them in their selling decisions. Are they moving because of Family? Health? Work? The house/property is too big? Too small? They want to travel while they can before they can't? An issue in the neighborhood? They want to relocate to another area? They have an investment opportunity and need capital? They need debt relief? Have commitments to honor? Knowing as much as you can about their motivation, the force that guides their decision making, will help you determine what and how to offer to get the best deal on the house you want. What they paid for it is usually less relevant than their true motivation to sell.

Our Advice: It takes a willing Buyer and a willing Seller to make a market value sale. If a Seller is unwilling to go with your low price you might sweeten the offer with other terms adapted to their motivation, i.e.- ultra-short escrow period, time to move after the escrow closes, take it "as-is" subject to inspections to minimize the Seller's stress and worry, offer a non-refundable deposit after inspections and release it to the Seller to give them some cash, etc. Think of their needs and you might find an approach to the offer that is more important to the Seller than money that will give you a financial gain and make them a willing Seller.

Think of the Seller when preparing your offer - you will make a better deal and have a smoother transaction. It isn't all about money - you can/will realize a return on your investment in many ways. A good deal is only a good deal if it is a good deal for everybody. Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, www.carsonvalleyland.com , 775-781-5472.

What a wonderful yet frustrating time to be a Buyer! There are more properties for sale than there are Buyers. Buyers are being inundated with information and much of it is conflicting. The result is a sense of confusion and frustration among Buyers ... "buy now"... but "the market might go lower" ..."you should get concessions when you buy", but there are no guidelines. There are basically four types of properties today: bank owned, foreclosure, preforeclosure/short sale, and owner.

Many homes are being or have been foreclosed on. Buyers are told that this is a good opportunity for making a good buy. Is it? It can be, and, for some, it will be, but for most it will only cause them to become paralyzed with inaction and potentially miss the entire 2008 market of opportunity. Foreclosure opportunities are often misunderstood by Buyers.

A "Bank-Owned" property is one that has been foreclosed on by the lender, and is commonly referred to as a "REO", real estate owned. The banks have been reducing their prices enticingly on their REOs, but it can be difficult to make a deal with them. Some wait weeks to respond to your offer while they "shop" your offer - see if they can get a better one from another Buyer. All require that an extensive set of documents be signed by the Buyer which diminish or remove many of the Buyer's "normal" rights. Some of these are in direct conflict with Nevada consumer protection law. Want a good deal? It had better be a great one and you should know what you are doing as you venture down this path. The results can be rewarding, but we suggest that you have a good Realtor as a guide, have patience, be ready for surprises and frustration, and make sure the goal is a worthy one - the right property at an exceptional price!

A "Foreclosure" property is one that is being sold at the court house steps for lack of payment. Historically these have been a good deal. This can be a good way to buy property if you have the cash to do so, but the reality is that today most foreclosures occur because the Owner is "upside down", they owe more than they are worth - 30-40% in most cases.

A "Preforeclosure" property is one that is coming up for foreclosure sale - a NOD (Notice of Default) has been filed and it will be sold approximately 120 days thereafter. This is where the opportunity for a short sale comes in if the Owner owes more than what the property is worth. This process can be rewarding if the lender circumstances are right. The Buyer's risk is less than that of a foreclosure, but the transaction hassle is more than that of a foreclosed property. This, too, takes time and is full of uncertainty. They can be accomplished ... with a seasoned agent to guide and advise you.

Surprisingly, some of the best opportunities out there are owners that aren't upside down, aren't desperate, have taken care of their property, and are just wanting and willing to move on. They make quick decisions - you won't have to wait weeks for a maybe answer; the property is in good shape - you won't have a dead lawn; they will disclose any defects they know about - you don't have to sign away rights and hope for the best comforted only by your "price victory". Buying from a motivated owner usually means there are fewer repairs for you to make, a shorter transaction time, no stigmatization of the property, etc. Make an offer to an owner...you might be delightfully surprised, and financially and emotionally rewarded.

Our Advice: It all depends on what your definition of a "good buy" is. Do you want a cheap price or a good value? Talk your situation over with your agent...candidly. Are you willing to deal with the bank's strong arm tactics and delays to buy a bank owned property? Do you have the cash and patience for a foreclosure sale? Do you have the patience for the hassle and uncertainty of a short sale? Today's motivated Seller is competing with the foreclosures and short sales...and they know it. You might pay a little bit more for an "Owner Home", but you well could be ahead when all is said and done. Pick a path and take action.

A perceived "good buy" will vary according to the Buyer. Make a good buy for you and your family according to your goals, objectives, emotions and circumstances. Your happiness is all that matters, and you can make yourself happy in this market! Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, www.carsonvalleyland.com , 775-781-5472.

It sounds like you have the very situation that Webster uses to define the weed: "a plant that is not valued where it is growing and is usually of vigorous growth; especially: one that tends to overgrow or choke out more desirable plants." Weeds are nature's way of protecting and often enhancing our soils, but they can be destructive and obnoxious. Removing them will require an assessment of the type of weed(s), size of the area affected, surrounding plants, ability to physically remove them, or the need for chemical application, and the selection of tools and chemicals to get the job done.

Certain weeds are actually controlled by Nevada Statute, and Douglas County ordinance. These are known as noxious weeds, and include Canada thistle, Puncture vine (also known as "goatheads"), Whitetop, and others. You can see photos of noxious weeds at various stages of their development online at Weed Control. Ever see your pet or child suddenly pull up limping/hopping in pain in the spring or summer? That's a good indicator that they've discovered a goathead. Keep your family safe and protect your property value - do your weed maintenance.

Nevada weed laws include: NRS 555.150 Every landowner or occupier, whether private, city, county, or federal shall cut, destroy, or eradicate all noxious weeds as required by the state quarantine officer. NRS 555.170 Should the owner/occupant fail, neglect, or refuse to comply; the state quarantine officer may notify the board of county commissioners for the county in which the property is situated. The county board of commissioners shall proceed to have cut, destroyed, or eradicated the weeds in accordance with the initial notice. NRS 555.180 Control costs not paid by the owner shall be a lien against the property and shall be collected as provided by the law for the collection of other liens.

Weeds are well intertwined with mankind as we cohabitate on this planet. Weeds can indicate soil deficiencies and help with the remedy, can provide cover for other crops, can stabilize the soil, some have insect repelling abilities, some provide beauty and fragrance while others are hideous and hurt. Some historic weeds are now known as vegetables and embraced by man. Others offered medicinal properties and are now called herbs. Weeds can present interesting dilemmas. Consider this- would you rather see green weeds with flowers by the roadside, or the debris like that we regularly have to pick up at our property that was thrown from passing vehicles such as coffee cups, beer bottles and chew cans? The weeds serve to cover such human trash. Some weeds are clearly good for us - others are a menace and must be controlled.

Weeds come and go in cycles as the weather changes. You never know what Spring will bring until the Valley greens up and you take a closer look. Look closely at the greenery on your property - certain weeds are lethal to livestock, others painful for your pets and children. It isn't just the rancher's responsibility - we all need to keep the Valley safe. Some weed seeds lie dormant in the ground for 5-10 years before weather circumstances cause their sprouting. Timing is important for weed control - get them before they go to seed.

Our Advice: Identify the weeds that are on your property. If you have noxious weeds you must take action - it's the law. Questions - contact the friendly and very helpful Douglas County Weed Contact, 782-9835 for help in identifying them and developing an eradication plan. Get help - some weeds will multiply like starfish if you don't remove them completely. Eradication can be by: a. Mechanical means, i.e.- hoe and sweat, with adapted equipment, b. Chemical means, the nature of which will vary according to the specific weed and its location, i.e.- in a vegetable garden, or on a roadside, or c. organic means, i.e.- mulching with organic materials. You can hire professionals to apply pre-emergent chemicals to stop them before they get started, or to safely eradicate them for you. There are many resources available to you ... use them and take action.

Weeds... get on ‘em and stay on ‘em or they will grow like ... weeds! Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, www.carsonvalleyland.com or www.carsonvalleyland.net , 775-781-5472.

Its that time of year again - time to irrigate the crops that keep the Valley so green and the aesthetic wonder that it is. Throughout the Valley is a network of conveyance ditches that bring water from the Carson Rivers (East and West Forks) to the property where it is to be put to beneficial use. Look around and you'll see them everywhere, even in town. It sounds like you have such a ditch on the edge of your property. Yes, it hasn't rained, but the ditch is full of water because it is being transported from the river to somewhere down the ditch from you so it can irrigate crops.

Water is important for keeping the Valley green, but more importantly it is an essential component of agricultural production. The rancher's living and the well being of their livestock is dependant on it. It is taken very seriously by the ranchers and should be respected by all Valley residents. The Carson River was the subject of the longest running court case in the history of the U.S. Filed in 1925, it was resolved in 1980 with what is known as the Alpine Decree. That the litigants stayed on task for that long demonstrates their passion and zeal for this most important resource. That passion has not waned among those that have the benefit of surface water rights, but is now better managed among them by the dictates of the Decree and the oversight and decisions of the Water Master.

Ranchers work hard to maintain the ditch network. You see them burning the weeds to allow the water to flow better. You will also see them removing silt build up to keep the flow at its optimum. Water is precious in the desert and the ranchers work hard to get as much to their property as possible with as little loss as possible. Each branch of the river has a Federal Water Master representative to direct the water flow - who gets the water, how much they get, and when they get it based on historic use, priority, and the water flow in the river. Neighboring water users work together to coordinate the most efficient use of the water around the clock during the irrigation season. If you are a new owner of a water righted property and aren't sure about what to do ask your Seller, your neighbors and the Water Master for your property. They will gladly help you understand protocol, custom and the law so you can enjoy your asset and assimilate nicely in the neighborhood.

Our Advice: Be clear whether you live near an irrigation or a drainage ditch. If you live near an irrigation ditch be careful with your children and animals. Water can be in the ditch unexpectedly. The water can move rapidly and goes through many culverts along the way. Your child or pet can have a difficult time extricating themselves from the water if they happen to fall in. Also, if there is a culvert on your property it is in your best interest to keep it clear of obstructions. Not only can it cause water to back up and flood your property, by maintaining it and helping the ranchers you remove the need for them to enter your property to maintain the ditch, a right they have.

In case you are wondering, no, you can't use the water going by your property as it belongs to someone else. Enjoy the flowing water, a treat in our high desert environment. Note the joy of the flora and fauna, wild and domestic, as the water spreads the essence of life throughout the Valley. Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, http://www.carsonvalleyland.com/ or http://www.carsonvalleyland.net/ , 775-781-5472.

Lyon County has taken positive steps to protect its agricultural roots and economic base while it experiences population growth making it the number one county in the U.S. percentage-wise with a Right to Farm ordinance. The ordinance states that "The right to farm all land is recognized to exist as a natural right and is ordained to exist as a permitted use everywhere in the County except where prohibited under this Title, subject only to State health and sanitary codes." If further declares Lyon County's policy to "...conserve and protect agricultural land, and associated agricultural irrigation water rights and to encourage sustainable agricultural operations within the County."

The ordinance goes on to discuss development, nuisance complaints about agricultural operations, and much more over five pages. A major change in the ordinance came last November when it was enhanced by the County Commissioners. The modified ordinance now calls for a disclosure notice prior to the transfer of real property. "Every Seller of any real property in Lyon County, either directly or through his/her authorized agent shall provide to any prospective buyer a written disclosure statement advising the buyer of the existence of a Right to Farm Ordinance ... shall contain or be accompanied by a copy of Lyon County Right to Farm Ordinance, Chapter 10.15...shall be substantially in the form promulgated by ...Board of Commissioners...shall include any agricultural setback requirements and water rights use restrictions applicable to the property." (emphasis ours) It goes on to say that the buyer shall sign a copy and the seller, or his agent, shall retain a copy of the signed statement.

Clearly, everybody is affected. Whether buying a home in a subdivision in Dayton or Fernley, or five acres in Smith Valley, it is a requirement. Virtually every Lyon County real property conveyance must have this disclosure in file. We discussed this with a representative of the Lyon County D.A.'s office and were told that there is no defined enforcement policy, that it was the responsibility of the Seller and agents to properly administer it. We were told that enforcement would likely come in the event they didn't do it correctly in the form of litigation from a disgruntled consumer.

Our Advice: If you own, or are contemplating buying, property in Lyon County you should read the ordinance: www.sterlingcodifiers.com/NV/Lyon%20County/17000000000000514.htm . If you are a real estate practitioner it is imperative that you get a proper Disclosure Notice so your customer is sufficiently protected, and you must maintain a copy of the signed document.

If you are moving to the country remember ... country things happen in the country. Embrace and enjoy them after all ... it's why you are moving here. Let's keep rural Nevada rural while it gets populated with rural-minded people. With this ordinance, we feel Lyon County is doing a good job of managing that transition. Yes, another disclosure ... indicative of these litigious times... but good for everyone involved. Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, http://www.carsonvalleyland.com/ or http://www.carsonvalleyremax.com/ , 775-781-5472.

We've had many inquiries lately regarding the act of filing a homestead on a primary residence as protection from credit cards debt. The Nevada Homestead Act does not protect a homeowner from any debt that was voluntarily incurred. This category includes mortgage financing, credit card debt, auto financing, lines of credit and Federal tax liability. Following is a repeat of an article we published in June of 2007 that offers a explanation as well as links to print the required homestead document.

Homeowner's are advised to seek competent legal counsel regarding the ramifications of filing a Declaration of Homestead. This article is intended as a public service and not legal advice.

I've heard I should "Homestead" my house ... what does that mean?

The Nevada Homestead Act today doesn't mean you can squat on 160 acres of public land and eventually own it, rather it is a means to protect equity in your home against seizure, forced sale by general creditor claims, and judgments that might be entered against you. The amount of protection was recently increased in Nevada to $550,000. The Nevada Homestead Act is one of the gifts the Constitution of the State of Nevada gives to homeowners and yet it's amazing how few people actually take advantage of it. Most of the people we speak with don't even know it exists.

Here's how it works: You must own or be buying your home or mobile home in order to file a Declaration of Homestead. The home must be your principle residence, not a rental or investment property. It doesn't matter whether you are single, married or an unmarried head of household. You may homestead your mobile home even though you don't own the land the mobile home sits on. Some mortgages may prohibit homesteading, check with your lender to ascertain their position on you homesteading your property.

Be aware that a homestead will not protect your home or mobile home if the judgment or lien is for: Taxes, the mortgage or deed on the home or mobile home, improvements made on the home or mobile home, mechanics liens and other liens on the home or mobile home, any debt or obligation you willfully and voluntarily incur.

Thanks to legislative changes this year, you can protect $550,000 of your equity. If your equity exceeds $550,000 you should go ahead and homestead understanding that you will only be able to protect $550,000 of your equity. To protect your property all you need to do is: Obtain and fill out a Nevada Declaration of Homestead form, sign it before a notary and print your name beneath your signature, Record it at the County Recorder's office of the county in which the property is located. There is a nominal recording fee. You can record your homestead at almost any time, even if you have already lost a lawsuit or had a judgment entered against you.
If you have already filed a Declaration of Homestead on your property remember that you will need to prepare and record a new one if you: Sell your home and buy another one, move your mobile home from one lot space to another, marry, divorce or become widowed, get a new loan.

Our Advice: Filing a Declaration of Homestead is easy and is such a valuable tool that we recommend all Nevada homeowners utilize this very inexpensive means to protect their home equity.

You can obtain a homestead packet at most office supply stores, or contact Lisa and Jim by phone or email, or simply stop by at 1320 Highway 395, Gardnerville. You can also Click Here for Nevada Homestead Form.

When it comes to choosing professionals to assist you with your real estate needs... Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781-5472, Visit our websites at www.carsonvalleyland.com or www.carsonvalleyremax.com email us at carsonvalleyland@hotmail.com

You might have caught wind of Fannie Mae's Announcement 07-22 dated December 5, 2007. That announcement established some new guidelines for lending in a "down market", the most impactive of which is the requirement for an additional 5% down in such a market. Example: the requirement will mean that a 100% loan (no money down) would then require 5% down. It only applies to loans with application dates on, or after, January 15, 2008, and only in down markets.

The guidelines require the lender to get the additional 5% if the appraiser notes in the appraisal that they are in a down market. If the appraiser does not make such a notation, "Fannie Mae strongly urges lenders to implement processes and apply supplement sources and tools to validate current housing trends and not rely solely on the information reflected in the appraisal." The lenders and appraisers can use the following services: Standard & Poor's - S&P/Case-Shiller® Home Price Indices , Office of Federal Housing Enterprise Oversight (OFHEO) , and National Association of REALTORS (NAR). There are other subscription/fee based services that they may use.

Also being implemented by some lenders is risk based pricing for conventional products. In such a situation borrowers with credit scores below 620 (or missing score - no credit established) would pay an additional 2 points. Credit scores of 620-639/1.75 points, 640-659/1.25 points, 660-679/.75 point. This is, of course, in addition to the normal punitive points and higher loan rate related to the lower credit score.

Our Advice: Recent conversation with an active local lender revealed that we are not locally in a "declining market". There are areas so identified across the nation, but nothing in our service area. Of course, this can change, we certainly have had a drop in our prices, and we have been told that some lenders are already treating our market as if it were in a "down" status, requiring the additional down of their borrowers. If you have limited funds for a down payment and are trying to time the market drop, we suggest that you act now to make sure that you can buy a home. If our area achieves a "declining market" status and you are caught with the requirement of additional down payment funds that you don't have, you might have to wait until the market starts rising again to buy your home. As the market rises the money you might have saved will certainly be lost - maybe forever if you are priced out of the market as we have seen in the past. We anticipate that the market will bounce high and fast when it turns - timing is the only question. Control your own destiny and get on with your life.

Save money and maintain a good credit score. Lenders still want to make loans - they are just exercising better discretion on who they make loans to than they have in recent years. Make yourself a desirable borrower and you, too, will enjoy the American Dream.

Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, http://www.carsonvalleyland.com/ of http://www.carsonvalleyremax.com/ , 775-781-5472. Email us at CarsonValleyLand@hotmail.com

A timely question with the major fires in Southern California, and the recent fire experience of our neighbors to the West, South Lake Tahoe. The Valley has a variety of natural structure and personal safety threats depending on where in the Valley you are located. Earthquake faults are identified throughout the Valley. Both the East and West forks of the Carson River have flooded, substantially in the past decade. Fires are a threat anywhere, especially in drought conditions as we are presently experiencing. Fires are more of a risk in the neighborhoods with trees, but are certainly a threat regardless of where you live with all of the available dry fuels.

Appropriate precaution can minimize the risk of building and living in the Carson Valley. If you are in a flood zone that will actually have high, fast moving water in the event of a flood there are things you can/must do to minimize the threat to your residential structure. Likewise, if building near an earthquake fault one must at the very least consider the size of the fault, its historic activity, and the soil type on which you are planning to build. The threat of fire is everywhere. You have an obligation not only to yourself and your family to keep your home fire safe, but to your neighbors as well to minimize the risk of having your entire neighborhood burn.

Let us remember, too, human threats from animals. Some regions of the U.S. have horrific wild animals that give one pause when considering a walk in the wild. The Carson Valley is not one. Most of the animals we have here cohabitate with man very well. One might see an occasional black widow, a rattler, bobcat, or, of course, a bear. Those animals will generally do what they can to avoid you.

Thankfully, our natural challenges are few and readily remedied. We don't have hurricanes, tornadoes, deadly snakes, regular flooding, 120 degree heat, minus 50 degree cold, drive-by shootings, avalanches, mudslides, killer bees and other obnoxious/dangerous insects, overwhelming humidity, volcanoes, or scientists predicting that we will end up in the ocean. We've just enough to keep life interesting, but not threatening. Just enough to keep us in touch with our core biological beings without losing our humanity.

Our Advice: When considering buying a house, or just plain wondering about the relative safety of the home you are living in, think about your exposure to Mother Nature. Are there trees up against your house? Is the home built on one of the many earthquake faults that run through the Valley? Are you in a floodway and not built up? Are there older trees near the house that might break in a wind storm? Look around and determine your exposure. Figure first what it will take to make the structure safe, and then look to protecting interior contents. A little planning will go a long ways.

While enjoying the natural beauty of the Carson Valley remember you can't fight Mother Nature. Do your best to cohabitate with her and you and your family will be safe and happy.

Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, http://www.carsonvalleyland.com/ or http://www.carsonvalleyremax.com/ , email us at carsonvalleyland@hotmail.com 775-781-5472.