Teton Valley Real Estate

Wholesale Real Estate Arrives in Teton Valley

2008-12-03T11:46:00.000-08:00

The national "wholesale" real estate atmosphere has arrived in Teton Valley, Idaho.

The recent market shift caught many off guard as the boom factors leading investment in Teton Valley real estate have weakened. The "softening" in the Teton Valley market has created remarkable opportunities.

The economic components causing distress and opportunities in Teton Valley are many. Overall the dearth of available financing to developers is the core element on the opportunity side. The truth about this absence of available financing is a loss of cash flow to the solvent developers and chaos for those with shallow or empty pockets.

When does the market present the ultimate opportunities? It is tempting for competent realtors to forecast, but I will resist. Those in the know advise caution, investigation and buying in developments where the developers have the financial means and willingness to carry out their visions.

Profitable opportunities are wholesale type situations where acquisitions include multiple properties from developers and end of the year bargains on single family speculation sales. Make sure the developers have the goods to protect future equity before moving through with proposals. Location is also essential to this equation. When these variables come together you have the receipe for rewarding opportunity.

I recommend obsessive market research and patience for both buyer and seller until money starts to flow here in the Teton Valley.

Tom Bivins can help you discover these little known opportunities through a network of seasoned professional affiliates, an extensive resource list and a devotion to what you want to happen. "My group and I (Tom Bivins), work non-stop and smart to save you time and money in your Teton Valley Real Estate endeavors."

Got to TomBivins.com for additional Teton Valley information.

Teton Valley PUD Ordinance Adopted

2008-11-14T13:33:00.000-08:00

The Teton County, Idaho PUD ordinance was adopted at 12:10 AM November 14th.

The motion passed unanimously and the ordinance is now in effect.
There were minor revisions in favor of clarity in the verbiage or language of the document.
The public and commission did a great job of participating and deliberating. It is finally done.

Go to Tom Bivins website for complete Teton Valley Real Estate information.

Election Impact

2008-11-06T19:46:00.000-08:00

The local Teton Valley election went all Democrat. In a strange twist of fate this will actually help property values as the County Commissioner elects are for a slow down in growth and adherence to the new Planned Unit Development ordinance due to pass November 13th. We also have a new Sheriff, which will be good for south valley communities like Teton Springs as he has promised better deputy service in Victor, Idaho.

With impact fees attached to building permit costs, the new Planned Unit Development (PUD)ordinance due to be adopted November 13th, and an overwhelming political direction heading towards less growth. The Teton Valley real estate future has a new wrinkle. My optimistic view is one where this political wrinkle inspires an added feeling of value in existing real estate projects.

For additional Teton Valley real estate information go to: TomBivins.com

Teton County Protecting Real Estate Values?

2008-10-29T19:09:00.000-07:00

The new Teton County, PUD (Planned Unit Development) ordinance I have been tracking is crucial to future real estate values in Teton Valley. The essence of this ordinance is to provide protection for the environmental assets the Teton Valley is becoming known for. Open space and wildlife preservation seem to be at the heart of the document while innovation and basic design principles are incorporated with the civic development direction. When this ordinance is adopted the complexion of real estate values will have a new look.

The PUD ordinance is going to prevent certain kinds of subdivisions and increase building regulations. There will be a departure from the way land is used and developed with a heavy reduction of units in rural and riparian areas. The jury is out as to what the exact economic impact will be. From an "existing" real estate position I suspect it means an appreciation or at least some stability in value and eventually a scarcity of premium properties. What this really means is there are going to be some interesting acquisition opportunities when the ordinance is official.

There is another wrinkle in future development related to the actions of the County Commission. Teton County recently adopted a Capital Improvement plan imposing impact fees attached to building permits. These fees are intended to inject capital to a severely underfunded and aching county infrastructure. The concept is to have future development pay for itself and cover the costs of the growing population associated with new construction. This is another variable to consider in current real estate valuations.

Future value in projects like Teton Springs are looking better when considering the adopted PUD ordinance and Capital Improvement plan. Desirable property types and superior locations are going to be more unique which should bolster confidence for owners waiting on the market reset to head forward again. All things considered, time will be the ultimate test for Teton Valley real estate values. I know if I were banking real estate right now, Teton Valley is a target location to investigate for future rewards.

To unlock additional Teton Valley real estate information and search for property, visit my website at TomBivins.com

PUD Again

2008-10-24T19:38:00.000-07:00

The PUD or Planned Unit Development for Teton County, Idaho is almost adopted. The County Commissioners completed their deliberations and have set a final hearing for November 13 at 7:30 PM. they will be at the Teton County Courthouse in Driggs, Idaho. Everyone is expecting the vote to adopt the ordinance to happen then. Go to http://www.tombivins.com/ for additonal Teton Valley Real Estate information.

Teton Valley PUD Undecided & Making Progress

2008-09-27T09:04:00.000-07:00

The proposed Teton County, Idaho PUD ordinance is half way to being adopted by the Board of County Commissioners. The commissioners deliberated Monday and Tuesday nights (9-22 & 23). The progress report on their line by line review places the effort at half way through the 54 page ordinance. The commissioners said, "reasonable" solutions to issues like the overlays and ambiguous language have been achieved. All three commissioners are doing a fantastic job of finding common ground. The time-table of when the PUD will be adopted is still a mystery but there is now light at the end of the tunnel.

Go to my website: TomBivins.com for Teton Valley Real Estate Information

September 18th, Teton Valley PUD Public Hearing Results

2008-09-20T21:59:00.000-07:00

The public hearing for the Teton County Planning & Zoning revised Planned Unit Development (P.U.D.) ordinance took place Thursday September eighteenth, in the Teton High School auditorium. Public comments from supporting and opposition points were voiced by individuals and legal counsel in three minute intervals. The essence of the discussions proved some of the verbiage of the ordinance is vague and will benefit from modifications. Attendance was fair and despite the divide between those for and against the mood was civil.

The problems in the ordinance hinge on the open for interpretation language of the document. This sentiment was echoed throughout the public comments from both sides. The way the ordinance reads now leaves a lot of room for interpretation by the sitting commissioners. This can be good or bad depending on who is in the majority at the time. The Teton County Commissioners will now deliberate the ordinance and the recommendations unanimously passed by the Planning & Zoning department. I am confident the deliberations will iron out these wording wrinkles prior to approving the ordinance.

The public input phase is now complete. The deliberations by the Teton County Commissioners are scheduled to begin Monday September 22, at 6PM. The last I heard the deliberations are to take place in the County Commissioners workroom. Check with the county offices Monday to confirm. The public is welcome but the opportunity for input is over. The Commissioners should be able to wrap it up with a decision Monday. In the event the Commissioners require more deliberation time they will announce it then. Everyone concerned had a chance to weigh in on the ordinance. The political process has gone forward in a democratic manner and the consensus is the ordinance will be adopted after some minor adjustments.

This is my inaugural post and I hope to improve my writing skills as this project moves forward. I am interested in learning what Teton Valley related content you would like to see. Your feedback is appreciated. Go to http://www.tombivins.com for information on Teton Valley Real Estate.

Thank you.