Jim Valentine

Buying a home in today's Market is challenging and rewarding yet many Buyer's remain confused as to what they should do or be doing. Their doubt is often externally created by national media reports, or the challenge of family and friends to "not make a mistake". It is difficult to make a positive move when one has doubts about the outcome so let's make the process fun and rewarding.

Most Buyers engage the services of a real estate agent for their Market and professional knowledge. Typically the Seller pays the commission to the selling agents at the close of escrow with no cost to the Buyer for their professional services. Such a deal! One of the most important steps to a successful home acquisition is the interaction with the real estate agent. Amazingly, many Buyers play games with their agent when they meet.

It is silly to withhold information from your agent if you are relying on him to properly work for you. Have you ever gone to the doctor and told him, "I hurt doc, but I'm not going to tell you where it hurts. Find it."? Not telling your agent how much you want to pay, how much you have to spend, and what you really want in a home is about as silly as that. It is okay to be reserved with an agent you've just met as you get to know her, but it is in your best interest to get a feeling of trust and confidence with your agent as quickly as possible so you can work together towards your successful purchase.

With trusted confidence established, it is important that you and your agent identify your wants and needs so you can work together to achieve it. The first thing to determine is your ideal home scenario. Everything else will stem from this awareness. When you have a vision and set the intention for your ideal home you initiate momentum that will undoubtedly result in a positive outcome. Take action by creating a list of your ideal home features and amenities.

Start with the home itself - lifestyle is important when selecting a house. How many bedrooms do you need? Are you going to use one for an office ... or do you need formal office space? Do you cook a lot and entertain, or are your culinary efforts limited to microwaving popcorn and eating at the breakfast bar? Are you looking to buy something that reminds you of the home you grew up in, or are you moving to the acreage you've always dreamed about?

Do you want a split floorplan - master and guest bedrooms on opposite ends of the house? Do you like vaulted or traditional ceilings? Is it important for you to have a formal dining and/or room ... or is your lifestyle more casual? Do you want room for a pool table? Need a separate family room? Two story okay ... preferred... or a definite no? Do you need a defined living area for your mother in law, live-in care giver, adult child, etc.? Are work benches on the side of the garage sufficient, or do you need a shop area? Do you want a detached shop building, or is the third car bay in the garage an acceptable work space?

The more detailed you are in your wants and needs identification the more likely it is that you will have an enjoyable buying experience because you will be confident when you find your ideal home that it is, indeed, what you want. Are granite countertops a must, or do you like tile? Is a fireplace a must, or will a wood burning stove do? Willing to do repairs or remodeling or do you want the proverbial "cream puff"?

Though you spend most of your time inside your home, it is important to consider the outside attributes. How much time do you want to spend working in the yard? Do you want a vegetable garden? A private flower garden? Are you happy mowing, or do you want more of a xeroscape landscape with rocks and minimal lawn? What kind of animals do you have or want to have? Some areas don't allow certain animals, i.e.- horses, goats, etc. so be sure to tell your agent what you have or hope to have in the future. Are your kids fast, or do you want to avoid a busy street?

Once you understand the type of home you want to have and its general features, consider where you want it to be. The old axiom that property value is determined by "location, location, location" remains as accurate as ever. It is important to realize that the location value isn't just what is generally appealing in the market place, but what you consider important is also a major factor in your selection process. Are you going to be working? Where? How about your spouse? What activities will your children be involved with and how long does it take to transport them to and fro? Where is your church? Where do you recreate - do you want to ride a horse or ATV out your back gate?

Other factors will come in to play that will affect your bliss in your new home. Many subdivisions have Covenants, Conditions and Restrictions, C.C.&R.'s that can impact your intended use of your new home. It is important that your agent know what you want to do on your property so that you don't buy in a neighborhood that prohibits your preferred activity. Do you plan on working on your project car in the driveway? Will you have occasional customers coming to a home office? Are you a ham radio operator needing towers?

Remember, elimination is as much of the process as is selection. If you don't want to be around horses or radio towers you can eliminate certain neighborhoods. Other easy neighborhood elimination consideration items include distance to work, schools, etc. - the reverse of your preferred selection items. As you eliminate neighborhoods and homes from the list it is easier to select from the remainder. It is part of the qualifying process that gives you the confidence in your ultimate choice that you have, indeed selected the right home for you from what is available in today's Market.

Your agent will help you work through this awareness process in an easy and thoughtful manner through the course of conversation and the experience of looking at homes together. As you identify things you want, make sure that you prioritize what is truly important to you ... what you can't live without. If you have a want that you are flexible on make sure your agent knows where you can bend. Ultimately, you will both know what you are looking for.

When you find the right home on the right property in the right neighborhood ... love it but don't fall in love with it. If you get too emotionally involved you limit your agent's ability to negotiate on your behalf. Because of your collective efforts of establishing your ideal home and your candid conversations, your agent will know how well the home fits you. Given the nod to proceed, your agent understands the responsibility of working to the best of her ability to get that home for you.

When you've found the right property and can buy it at the right price, you are aware of what you have accomplished ... and that is fun. Enjoy the process. As you identify your ideal features and amenities, eliminate non-qualifying properties and neighborhoods, and select homes that meet your criteria you will have a calm, confident home buying experience.

The emotion will be one of fun, not the chaotic, nervous, doubting experience that too many Buyers endure when they aren't focused or properly guided. Enjoy ... and welcome to the neighborhood! Experience is Priceless! Lisa Wetzel & Jim Valentine, RE/MAX Realty Affiliates, 775-781-5472, carsonvalleyland@hotmail.com, www.carsonvalleyland.com

"I can't believe you're here!" exclaimed the man. "You must be Jim", he continued. Of course, Jim was Jim, and so they talked. The man lives in Roseville, California and was purposely driving by that property after spending time in Reno looking at Hot August Nights cars that day. He has been watching the property online, not just from the property information viewpoint, but he actually went on Google Earth and saw the entire street, as well as the front and sides of the property. He knew things about the vacant property next door that we unbeknownst to us, and a lot about the neighborhood. He was ready for an onsite visit. We are continuing dialogue with the man, providing utility bills, etc., and there is a good likelihood that he will buy the property.

There is a plethora of websites where Buyers can get real estate information including: Oodle, Hotpads, OLX, Frontdoor, Backpage, Googlebase, Trulia, Dothomes, Vast, Zillow, Cyberhomes, Yahoo, Geebo in addition to the well known sites like Realtor.com, remax.com, coldwellbanker.com, c21.com, etc.. Additionally, most agents have their own websites, like ours listed below, that allows people to search the local Multiple Listing Service.

Not only can Buyers search for homes for sale, and pull up comparable sold properties to assist them in establishing value for your property, they can find out what you paid for the property, if you have a loan on the property, if you have tax liens, if there is a Notice of Default, etc. Want to know if there is a permit for the addition? That information is now available on line in Douglas County. Floodplain maps are now readily available online. Well logs and water right information is easily tracked down via the Internet these days. There is plenty more information available to the Buyer willing to search for it.

Not all Buyers have the knowledge, ability or desire to do such extensive search efforts on their own without the help of their agent, but it is important to know that there are Buyers that are doing it, and the extent to which they are working to get information. We have had numerous instances of Buyers calling us with their own list of homes that they want to see. Most of the time they have done such a thorough job of searching that the home they ultimately buy is included in their original "shopping" list.

Our Advice: In addition to a local presence in print media, it is important to Sellers and Buyers that their agent has good technology knowledge and a thorough Internet presence. The latter takes time, knowledge, and experience. Your property must "come up" for Buyers searching our area for property like yours. It isn't easy, but then ... if real estate were easy you wouldn't need your agent. Remember, not all Buyers use the Internet. We still encounter Buyers that don't even have an email address. One never knows where the Buyer for your home will come from ... it is important that your agent be flexible and ready.

These are fun times being virtuosos in a virtual world, but there is no satellite or website will replace the agent on the ground to help a Buyer find the right house.

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

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.