COMMUNITY SPIRIT: The motto of the Manna Soup Kitchen is "In a comunity of plenty, no one should go hungry." On Christmas Day, that motto never rang so true. Nearly 300 people gathered at the ktichen on Avenida del Sol for an old fashioned holiday feast and Christmas party.

The menu included ham, scalloped potatoes, green beans, salad rolls and a myriad of desserts all donate by area restaurants, stores and individuals, said Ruthie Wilrick, the program director of the Manna Soup Kitchen. Wilrick said that an army of volunteers numbering about 70 started at 8:30 a.m. wrapping presents, setting up tables and cooking food, getting it all finished in time to open the doors to the public at 11:30 a.m.

Manna's Board President Jim Heasley said that Monday's feast was just a high profile example of what goes on every day at the kitchen. "It's a total ourpouring of the community - small townism at its best," he said. "We provide everyone who wants one a meal, every day of the year. And you don't have to be homeless; you just have to be hungry."

Durango, it's a special place to live. Call us if we assist with your Durango real estate needs. To explore more of Durango visit http://www.HomesInDurango.com and http://DurangoRealEstate.biz.

SNOW: Snowfalls like that which hit our area earlier this week create all kinds of problems for rural drivers and homeowners, but nothing like those encountered by the county workers whose job it is to keep the roads clear.

There are more than 600 miles of La Plata County roads to plow, so officials with the county's Road and Bridge Department have to make decisions about which roads get plowed and how often. As the road maintenance superintendent for the county, Doyle Villers is usually the man with the final say.

Villers said the county has indentified county roads 240 (Florida Road), 501, 141 (Wildcat Canyon Road), and 310/318 as the main arterials that receive top priority during winter storms. Those roads are paved and sanded as often as conditions dictate by the county's 10 large dump/plow trucks, whose drivers work 12 hour split shifts to clear roads 24 hours a day, often covering a combined 1,500 miles during a given storm.

After the main roads are addressed, Villers said motor graders attack the gravel roads that are the access to many rural subdivisions. Lower volume roads, in general, are not plowed until major roads have been cleared.

Villers said the road crews' task is to clear snow from the center line of a road to the side, and that often can affect cars, mailboxes and driveways that are in the path of the snowplows. The right of way on these roads is 30 feet from the center line, and the county is not responsible for any damage to objects inside that right of way. The county recommends that residents never park in the right of way when snow is expected.

As we have seen this week from the storm that hit the front range, keeping the roads clear can sometimes be a very difficult task. We are very lucky to have not only dedicated, hard working county road crews but also the CDOT crews that maintain our highways. Thanks guys!

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RECIPE FOR A MERRY CHRISTMAS: Take the crisp cold of a December night, add two generous parts of snow, stir in air so clear it tinkles. Into a generous heart, mix the wonder of a little girl, the sparkle of a young boy's glance, the love of parents, and set gently before the chimney side. Add the lightest touch of a reindeer's hooves, a sprig of holly, a scent of fir. Set the mixture to rise in the warmth of a dream of good will to men. It will be almost ready to serve when it bubbles with warmth and good feeling. Bedeck with the light of a star in the East, garnish with shining balls of gold, silver and red. Serve to the tune of an ancient carol in the middle of the family table. This recipe is sufficient for all the men and women your will ever meet.

Mary and I wish all of you the best in this holiday season. May the joy and peace of Christmas be yours.

PURGATORY: Discriminating customers may be on the horizon for Durango Mountain Resort. Purgatory has been selected as one of the top 20 resorts in North America in the December 2006 edition of Conde' Nast Traveler.

The list was selected by readers who were invited to evaluate 104 North American ski resorts that they had visited in the past three years, and rank the resorts on terrain and conditions, lifts and lines, town ambience, dining and apres ski/activities. Only resorts that received a required minimum number of responses were eligible for inclusion in the rankings.

Purgatory received the 20th spot on the list, receiving an overall score of 64.3. Terrain and conditions were the highest ranked area for the resort with a score of 71.9, with town ambience close behind with 71.0 and lifts and lines rounding out the top three with a score of 68.8

For more information about Durango real estate visit http://www.HomesInDurango.com and http://www.DurangoRealEstate.biz. Check out the Mountain CAM at Purgatory.

HOW MUCH HOME CAN YOU AFFORD? There are two ways to determine how much you can afford to spend on a home. You can calculate a general estimate for what you may be able to afford, or you can work with your banker, lender or realtor to be preapproved for a specific loan amount. Here, you can make two estimates to help you investigate home buying, check out the homes you can afford and plan for down payment.

You should be preapproved for a loan when you are serious about home buying. Being preapproved tells you exactly what you can afford and helps to speed up the buying process. It establishes stricter (or sometimes more generous) limits on what homes you should be looking at.

Estimate 1: Calculate the total home cost you can afford.

To calculate the total home cost you may be able to afford, multiply your gross annual income by 3.5.

For example:

$50,000 X 3.5 = $175,000.
$75,000 X 3.5 = $262,500.
$100,000 X 3.5 = $350,000.

This is a rough calculation of the amount you might qualify for, assuming a 20 percent down payment and that you do not have a lot of debt.

Estimate 2: Calculate the monthly mortgage payment you can afford

To calculate the monthly mortgage payment you may be able to afford, multiply your gross monthly income by 0.38 and subtract your current monthly debt payments. Debt payments include student loans, car payments, credit card and other credit payments.

For example:

Gross monthly income is $4,000 ($48,000. divided by 12)
Monthly debt: $750.
$4,000 X .38 = $1,520
$1,520 - $750. = a mortgage payment of $770

The .38 ratio is used when you can make a 20 percent downpayment on your home. With a downpayment below 20 percent of the purchase price, reduce the ratio to .33. As you can see, the amount of debt you have can greatly reduce the maximum monthly payment you may qualify for. In addition to saving for a monthly payment and closing costs, you may also need to reduce debt. (As a general rule, you should pay down debts before saving for a down payment. This strategy will also dramatically reduce your total interest costs.)

We recommend visiting with one of our local loan officers to determine precisely how much you can afford and which loan program best works for you. Give us call. We'll be glad to give you names and numbers.

More information can be found at http://www.HomesInDurango.com and http://DurangoRealEstate.biz

HOME PRICES: According to the Colorado Association of Realtors Colorado home prices have come down .7 percent in the third quarter from a year ago, however they are still higher than 2004. Home sales have dropped two straight years when comparing the single-family unity sold in the 3rd quarters of 2004 (6.5%) and 2005 (17.2%). However Lawrence Yun, senior forecast economist for the National Association of Realtors, says there are brighter day ahead saying elevated inventories will be worked off over the next two quarters, wages are rising at better than 4 percent and jobs continue to be created and with home prices falling, the demand will inevitably pick up. Yun predicts the low point will be the fourth quarter of this year. "Sales will then steadily climb and with it will come strengthening home prices. In summary, the housing slump is nearly over."

Durango has fared much better than the rest of the state. The number of 3rd quarter home sales is down 20.9% compared to 2005 but our median price has increased a whopping 32.0%.

Durango real estate - please call (800) 834-8445 if we can help or visit http://www.HomesInDurango.com or http://www.DurangoRealEstate.biz.

CONSERVATION: Private U.S. landowners have set aside land comparable in acreage to the state of Georgia for conservation purposes.

A new tally of U.S. private land conservation efforts finds a boom in the number of smaller, local land trusts, particularly in the West, seeking to compensate for the 2 million acres of farms, forests and open spaces developed nationally each year.

Nature areas, wildlife habitat, open spaces, waterways, wetlands and other lands conserved through private means rose to 37 million acres - roughly the size of Georgia - from 24 million acres conserved as of 2000, the Land Trust Alliance said Thursday.

http://www.HomesInDurango.com and http://DurangoRealEstate.biz -Your Durango real estate information source.

TEXAS: We've just returned from our annual pilgrimage to Texas to see the grandbabies. The only positive thing about the trip (other than the grandkids) is it serves as a reminder that our Durango area is truly a special place to live.

The first morning we stepped out of the hotel with the pups, all you could smell was automobile exhaust. We were reminded that the haze that lay over the city was not fog, it was pollution. Cars and people, people and cars - and everywhere, lots of noise.

Happiness is Texas in the rear view mirror. On the return trip home, as we dropped down into Bloomfield, the snow capped La Platas let us know we were home and the tensions began to ease. We were welcomed by a beautiful blanket of snow.

Durango, you're special. See why at http://www.HomesInDurango.com and http://www.DurangoRealEstate.biz.

WILDLIFE: According to a recently released insurance survey, collisions between automobiles and deer is an increasing problem on U.S. roads. Deer related car crashes, including wrecks involving elk and moose, are up almost six percent compared to last year's deer season.

Deer collisions become more frequent during the fall and winter due to animal migration and the mating season, which typically occur from October through December.

About 1.5 million deer/elk vehicle collisions happen each year in the United States, according to the National Highway Traffic Safety Administration. Those accidents cause about 150 deaths and $1.1 billion in property damage annually, according to NHTSA.

In Colorado, the Highway 160 corridor from Mancos to Pagosa Springs leads the state in the number of animal related crashes. Also, as the elk leave the high country and settle into the Animas Valley for the winter, automobile/elk collisions increase significantly. Increasing deer and elk populations together with continued encroachment into their natural habitat have added to the risk.

Drivers should slow down and use high-beam headlights as much as possible and be aware that deer and elk travel in groups. Where there is one, there are probably others close behind. "Deer whistles," devices that attach to the vehicles' front bumper have been shown to be ineffective. The best prevention is to use a little "common sense" when on the road.

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PRICING: One of the more difficult things in working with a homeowner in the marketing of their property is arriving a proper offering price for the home. It's hard, and sometimes impossible, for the owner of a home to emotionally detached him or herself from the years of memories, personal experiences and, often, just lots of hard work that they put into the property.

There are many, many reasons why homes are put on the market. We see homeowners downsizing after the children are grown. Medical conditions sometimes place individuals in situations where the sale is a must. Selling a home to retrieve equity to supplement retirement is also common.

One thing is true in every situation. The amount of money needed for retirement, medical expenses and the like has no bearing on the value of the home. A homeowner who insists on pricing the home based on current or future financial needs rather than true market value is only worsening the situation.

It's our job, as professional brokers, to assist the homeowner in analyzing current market conditions, reviewing comparable sales and determining the highest and best price for placing the home on the market.

Our clients have found our websites http://www.HomesInDurango.com and http://www.DurangoRealEstate.biz to be very beneficial in keeping up with the Durango real estate market.

DAAR: The Durango Area Association of Realtors donated $40,000 to seven non-profits, a $10,000 increase from 2005. The organizations receiving funding included; La Plata County Community Development Corporation, Southwest Center for Independence, Habitat for Humanity, Volunteers of America-Durango Community Shelter, Mercy Housing Colorado, Housing Solutions for the Southwest and Colorado Housing, Inc.

This money will help with new building projects as well as supporting low-cost rental units and helping families in need of emergency housing.

The Colorado Association of Realtors Housing Opportunity Foundation donated $639,000 this year to various housing organizations across the state. Grants ranging from $385 to $100,000 were distributed to 85 agencies, and the funding will support homeless programs, crisis shelters, construction of affordable housing, down-payment assistance and more.

It feels good to be involved in an industry that not only recognizes the needs of the communities we serve but is also willing to contribute both time and assets to those in who need assistance.

To learn more about Durango and our wonderful area you are invited to visit http://HomesInDurango.com and http://www.DurangoRealEstate.biz.

MORE STATS: Of the homes sold in the 3rd quarter the average number of days the properties were on the market were:

In Durango - 132, in Bayfield - 139, in Ignacio - 56 and 130 in the county.

Follow the Durango real estate market at http://www.HomesInDurango.com and http://www.DurangoRealEstate.biz.

MORE ON PRICES: According to numbers released yesterday by the Durango Area Association of Realtors, Durango home prices are up 11 percent compared with a year ago, but home sales have fallen 39 percent.

The median price of a Durango home was $436,050 in the third quarter - up $44,050 from the same period in 2005. But only 43 homes sold in the third quarter compared with 70 a year ago.

Durango's newest median price is $12,000 lower that last guarter's record high of $448,000. The median price of a Bayfield home in the third quarter was $306,000 - up 13 percent from a year ago. But home sales dropped 57 percent - from 23 to 10.

It's important to understand that "Median Price" is the point where the number of sales below that point equals the number of sales above that point. "Median Price" is not an average price.
But it is good indicator of economic trends. If more higher price homes sell, the median price will go up and vice versa.

We are seeing an increase in buyer activity in the properties priced below the current median. If the trend continues, our median price will drift downward. In our opinion, moving towards a more balanced market bodes well for the Durango real estate economy.

Daily traffic is increasing on both of our websites http://HomesInDurango.com and http://www.DurangoRealEstate.biz

NEW HOME PRICES: The Commerce Department reported that the median price for a new home sold in September declined by 9.7 percent from September, 2005 providing evidence of the slow down in the once booming housing market.

It is important to recognize that, here in Durango, we do not have the mega tract builders; Pulte, DR Horton and the like. In major markets these huge corporate builders create large inventories of product. When sales begin to slow, price adjustments and sales incentives reflect a downward turn in pricing. The resale market cannot compete with new home purchase incentives offered by builders. As a consequence, the housing market, overall, becomes depressed until inventories are depleted.

Locally, our inventory of new spec homes is relatively small with the majority being in the Bayfield developments of Dove Ranch, Mesa Heights, Sunrise Estates and Forest Lakes. Our builders are, by and large, sole proprietors who are active in the actual construction process. The product they produce is generally high quality with more of a custom look and feel. While our market has slowed due to the problems in the major housing markets, it doesn't look our prices are coming down measurably.

Learn more about Durango real estate at http://www.HomesInDurango.com and http://DurangoRealEstate.biz

CONSERVATION EASEMENTS: A conservation easement (or conservation restriction) is a legal agreement between a landowner and a land trust or government agency that permanently limits uses of the land in order to protect its conservation values. It allows you to continue to own and use your land and to sell it or pass it on to heirs.

When you donate a conservation easement to a land trust, you give up some of the rights associated with the land. For example, you might give up the right to build additional structures, while retaining the right to grow crops. Future owners also will be bound by the easement's terms. The land trust is responsible for making sure the easement's terms are followed.

Conservation easements offer great flexibility. An easement on property containing rare wildlife habitat might prohibit any development, for example, while one on a farm might allow continued farming and the building of additional agricultural structures. An easement may apply to just a portion of the property, and need not require public access.

A landowner sometimes sells a conservation easement, but usually easements are donated. If the donation benefits the public by permanently protecting important conservation resources and meets other federal tax code requirements it can qualify as a tax-deductible charitable donation. The amount of the donation is the difference between the land's value with the easement and its value without the easement. Placing an easement on your property may or may not result in property tax savings.

Perhaps most important, a conservation easement can be essential for passing land on to the next generation. By removing the land's development potential, the easement lowers its market value, which in turn lowers estate tax. Whether the easement is donated during life or by will, it can make a critical difference in the heirs' ability to keep the land intact.

The Colorado Legislature is once again revising the state income tax credit for conservation easements to correct inconsistencies with federal law, and to remove the temptation to use the credit in ways for which it was not intended. The credit, and the ability to covert it to cash by transfer or refund, have made land protection attractive and affordable for landowners at all income levels. Resident taxpayers and nonresident landowners who are members of Colorado pass through entities may claim the credit. However, the provision of the current law that allows an easement donor to claim a credit of 100% of the first $100,000 in easement value has raised the question of whether some easement donors have "donative intent," (which is necessary to qualify for both the federal income tax deduction and the state tax credit.) The same provision has led some landowners to structure a series of easement gifts in order to take maximum advantage of the credit. This practice, while not illegal, has resulted in smaller conservation easements that are harder for a land trust to justify. House Bill 1354, to take effect in January of 2007, eliminates the "100% of the first $100,000" provision, and also clarifies who may claim the credit. It changes the formula for calculating the credit to a simple 50% of the value of a donated conservation easement, and it raises the credit cap from $260,000 to $375,000.

Source: La Plata Open Space Conservancy - 2005 Annual Report.

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BOULDERS: The developer of Boulders at Escalante, the 37 unit townhome development behind Home Depot is facing legal troubles.

In April, the developer ordered the contractor, Kurt Geary, to stop construction, apparently over financial issues.

Geary is now suing the developer for breach of contract and failing to make proper payments for labor and services. In the lawsuit, Geary alleges that he entered into a contract with the owner in May 2004 for services to be performed, and that the contract has not been fulfilled. Before the term of the contract was completed, Geary was order to stop work in April 2006.

The developer agreed to include four attainable units required by the City of Durango, but have since made a formal request to the city seeking exemption for building those units. The city has issued 10 certificates of occupancy at Boulders out of a total of 37 planned units.

Our experience with Boulders at Escalante has not been good. Last year one of our clients submitted an offer on a unit under construction. We attempted for weeks to obtain a response from the developer. No response, none. Our client finally gave up and purchased another property. In retrospect, given the current happenings, we're glad he did.

Keep track of real estate happenings at www.HomesInDurango.com and www.DurangoRealEstate.biz.

100 YEARS AGO: From the Herald - "A considerable movement in Animas City real estate is imminent. The Herald has information from reliable sources that several large transfers of lots will be made in the near future ... and it would not be surprising if quite a boom were to result."

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DURANGO TRAFFIC JAM!










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SKI SEASON IS HERE: Wolf Creek Ski Area will hold what is believed to be its earliest opening ever - by one day - on Friday. At least 57 inches of snow have fallen since September.

That's a week earlier than the area's projected November 3 opening.

Purgatory at Durango Mountain Resort has set a Thanksgiving day opening date and Telluride Ski Area has set Wednesday, November 22 as its official opening.

At Wolf Creek all facilities - ski school, rental and sports shops, Wolf Pup Building, Wolf Creek Lodge and the Pathfinder Bar are ready for the opening day. Forest Service Road 391 is groomed for cross-country skiing from the end of Alberta parking lot to Alberta Lake dam. Wolf Creek is celebrating its 30th year of free cross-country skiing.

View our Purgatory mountain cam at www.HomesInDurango.com

100 YEARS AGO: This advertisement appeared for The Local Security Co. "A bargain - Two fine building lots (corner) on Fourth Avenue for $400 if sold quick"

My, how things change. Keep up to date on Durango real estate at http://HomesInDurango.com and http://DurangoRealEstate.biz.