Septic Systems Maintenance is No Joke! But they do have funny slogans

Every three years like clockwork, I put in a call to Olson's to have our septic pumped out. It’s a dirty business and somebody’s gotta do it. The City of Ham Lake where we live, does not have a public sewer system. We all have individual sewage disposal or septic systems in our yards. The septic pumping and inspection is mandatory every three years. Getting your septic pumped and inspected is a requirement of most Twin Cities metro municipalities. State and county codes are not specific on the subject of on-site or individual sewage disposal systems (ISDS) or septic systems, leaving it up to each Minnesota city to adopted their own rules for inspection.

We have had Olson’s Sewer Service of Forest Lake maintain and inspect our system since we moved to our Ham Lake acreage. Their slogan, “keeping your sewer in the pink” and hot pink trucks are seen all over Forest Lake, Columbus, Lino Lakes, Wyoming and Ham Lake. When the pink reminder postcard arrives in the mail, we schedule our inspection right away.

Olson’s slogan while catchy is tame compared to others as septic professionals really have a sense of humor about the role they play in the community. Here is a list of some favorites that have been seen on sewage and plumbing trucks all over the US:

· Yesterday's Meals on Wheels
· We're #1 in the #2 business.
· You Dump It, We Pump It
· After the first whiff, call Cliff.
· A good flush beats a full house
· We do Pump 'N Right
· We'll take crap from anybody.
· Satisfaction guaranteed or your merchandise cheerfully returned.
· Your poop is our bread and butter!
· Your brown is our green.

If you have a septic system on your property, check with city hall for specific time frames. While once every three years is required in Ham Lake, it is once every two years in Lino Lakes. Most cities require that the tank, drain field and baffles of the system be checked at the same time. The licensed contractor will provide a completed permit to the city to document the inspection.

This is not an optional inspection. If you choose not to inspect your system, the city might do it for you. Then you could be on the hook for additional fines and charges from your city.

Copyright 2013 www.terieckholm.com

Real Estate Resolutions for Minnesota Home Buyers and Sellers in 2012

As 2011 comes to a close, I noticed a change in the real estate market across the north and east Minneapolis/St Paul metro area.  Home sellers were seeing a more active market during the last quarter and many received purchase agreements. Home buyers who for several years had the luxury of the upper hand in negotiations, suddenly found they were in multiple offer situations when they submitted a contract for a seller's consideration. While there still is a good range of inventory in the higher priced categories, first time buyers had less options than a year or two ago.  Yet a tenacious Twin Cities home buyer can still find good options in almost every price range throughout the metro area. Town homes, single family, split levels, ramblers, two stories, remodels, foreclosures, short sales and new construction.

As a REALTOR® serving Lino Lakes, Ham Lake and communities in the Forest Lake School District, I keep a close eye on the north and east Twin Cities real estate market. During the last few months of the year, I noticed bit of a change in the wind. Activity has continued to improve. Motivated sellers are pricing their homes to be attractive to the more educated home buyers of the current market. Buyers teetering on the edge of the proverbial home buying pool took the plunge and wrote offers as interest rates hit record breaking lows. Negotiations were made and offers accepted. The Minneapolis/St Paul real estate market took one tentative step toward as 2011 came to a close.

So what does that mean for those considering purchasing a home or selling their property in 2012? From Ham Lake to Forest Lake and Lino Lakes to Shoreview, we have begun to build a strong foundation in our real estate market again. Keeping the property value base strong is essential to all Minnesotans. In 2012, homeowners should  RESOLVE to be Real Estate Savvy!

Resolutions for Home Sellers

*Team up with a professional REALTOR®
*Set the right price when first listed
*Make all necessary repairs
*Declutter
*Make each showing count by staging the home for sale.
*Be ready and willing to negotiate.

Resolutions for Buyers

*Team up with a professional REALTOR®
*Get pre-approved for a mortgage  before you start your home search. Check in with your Loan Officer on a regular basis to discuss any change in your financial status or the loan market.
*Write realistic offers that encourage negotiation.
*Understand the foreclosure and short sale process—While prices can seem like a deal, the assumed risk to buyers on an as-is sale is great.

Resolutions for Homeowners

*Even if you do not plan to sell your home in 2012, there are things a homeowner should be doing to maintain and retain property value.
*Keep the interior and exterior of your home in good repair on a continual basis rather than deferring until time of sale.
*Stay current with your mortgage and discuss any financial problems with lender immediately.
*Be a good steward of your neighborhood.

Resolutions for Investors

*Team up with a professional REALTOR®
*If holding the property, offer a safe and maintained residence at a fair price to the renters
*If flipping or repairing/reselling the property, be realistic with the numbers. Don’t over invest in materials and curb enthusiastic inflated resale estimates. 2012 home buyers are educated in the value of real estate and won't over pay!
*Be a good steward of your properties and the communities in which they are located.
*Maintain the properties to retain value for your portfolio as well as the neighborhood.

If buyers, sellers, homeowners, investors and real estate professional alike work together to maintain slight momentum in the market that started at the end of 2011, 2012 could make additional strides toward recovery for the Twin Cities real estate market.

Copyright 2011 www.terieckholm.com

Hey Anoka County Homebuyers! Do you Have your Eye on a Real Estate SLEEPER?

You check the MLS link every day and there it is...sitting on the market day after day. It's your dream home and you have watched it for a couple of months now. It seems to be priced right; in fact, it is a steal of a deal. But the market has you paralyzed into watching and waiting rather than making your move on the perfect home so there you are on the fence still waiting until that perfect moment to call up a REALTOR® and put in your offer on your dream. As you continue to "time the market", waiting to see if seller of that “sleeper” is going to drop the price again, you may be missing out. It is time to WAKE UP! Because, you might not be the only one with an eye on that sleeper and if you wait too long it will be gone.

A real estate “sleeper” is a home that is an amazing deal but few people, if anyone, is paying attention to it. Usually it is a great property, location, structurally sound and priced well but has not sold. In a buyer’s market where there is significant home inventory but few buyers, sleepers are abundant.

Maybe the home was originally over priced and though it is now priced very well it is being overlooked because of high days on the market statistics.

Possibly several very similar homes went on the market at the same time and in the same condition. Picture for a second, three homes listed during the same week in a cookie-cutter development where all the homes have roughly the same floor plan. All the homes are the same age, condition, and priced very well, but only one homebuyer comes through the neighborhood during the next two months. So after 60 days, there are two sleepers left that didn’t sell. Since the houses are essentially the same as the neighboring home that sold, it's not that the homes aren't properly priced. This is another scenario that will cause a sleeper in this changed market.

And then some great homes are "sleeping" on the market because…well, there is just so much darned inventory out there!

But if you are sitting on the sidelines and just watching your perfect home for another price reduction, beware. I have sold a couple of sleepers this past year throughout Anoka, Ramsey and Washington Counties. In each case, nothing was happening on the property then BAM....we had 2-3 qualified parties interested in the home at the same time. In these particular cases, they weren’t the cookie-cutter variety either. One home in Ramsey County in the White Bear Lake/Vadnais Heights area in an ideal location. After months on the market, there were suddenly two offers in one day! Agents and clients were nonchalant when I told stressed that the home had recently seen a sudden surge of interest. Many even “pooh-poohed” the idea and mildly accused me of trying to get them of trying to coerce an offer. When the first offer came in, the seller wasted no time in accepting and I had several parties, buyers and agents alike, shocked, and more than a little miffed, that it was suddenly sold!

If the sleeper phenomena had happened only one time this past year, I would consider it a fluke but I have experienced this situation on homes in Washington and Anoka Counties as well. In some cases I was the listing agent and others I was representing buyers.

So homebuyers heed my warning, if you are on the fence watching a sleeper that is currently listed, now might be the perfect time to make your move...Contact your REALTOR® for a showing, make sure you have your pre-approval from your loan officer ready to go and make your move! Or someone else might beat you to it!

Copyright 2011www.terieckholm.com

The Good, the Bad & the Ugly of Buying a Minnesota Lakehome in the Winter

According to the calendar, winter just started but we all know from the chiropractic visits to tend to our aching, shoveling-afflicted spines that Minnesota’s winter weather blew into town several weeks ago. Unfortunately this means all that picturesque lakeshore that defines our beautiful state is frozen and covered with a thick white blanket of snow.

If you’re considering buying a lakeshore home, that just about cuts off any opportunity of buying for the year; that is unless you assess the quality of the lake using an ice auger and depth finder when freezing your backside off fishing on the ice. Right?

Well, not so fast. Buying a lakeshore home in the winter can make sense…And save lots of money too. If you know the specific lake well or are not concerned about the quality of shoreline, winter can be a great time to write up an offer.

GOOD reasons not to wait:

1. Motivated Sellers—Any seller that keeps Minnesota lakeshore on the market during the winter most probably needs to sell.
2. Less Competition—With few buyers on the market there is less change of multiple offers on properties which make for easier negotiations with the sellers.
3. Low Interest Rates—They keep telling us that these rates won’t stay around forever and they are starting to inch up again. A lower interest rate means more buying power.

BAD  and UGLY situations that could arise:

1. Shoreline Problems—That picturesque beauty that was covered with snow could reveal low lake levels or weedy shoreline problems rather than the sandy beachfront you imagined.
2. Septic issues—If the home is on a lake with a private sewage system, it might not be able to be fully assessed for compliance issues which could be costly if a new system is required.

Bottom line, winter can be an tremendous opportunity to get a deal on a Minnesota lake home but be advised if you don’t know the lake well; there are significant risks to making a purchase when the lake is covered with a thick slab of ice. Weigh your options carefully before deciding whether you should put in an offer on that seemingly perfect snow covered home on the lake or wait until April when the waves are once again lapping on the shore to put in your offer.

Copyright 2010 terieckholm.com

Winter Acreage Home Bargains in the Twin Cities North Metro… Deals are TOO Good to last until Spring!

Looking for a bargain on an acreage home in the Twin Cities north Metro?

Think all the good deals are gone or won’t hit the market until next spring?

Think again! Here are 10 BEAUTIES that JUST LISTED in Anoka County, Northern Washington County or Northern Ramsey County.

Some of these deals are on foreclosures or bank-owned homes. Some are short sales which will take a bit longer to negotiate with the seller and the bank. But many are being offered for sale by traditional sellers and are still awesome deals!

Winter can be a great time to buy a MINNESOTA home and with the Homebuyers Tax Credit of 2009/2010, it makes more sense than ever to get your home search started as soon as possible.

Keep in mind that foreclosures are no longer trashed, fixer-uppers. Today's foreclosures can be simply AWESOME! This economy has forced builders and responsible homeowners alike to let amazing properties go back to the bank. Many are still in pristine condition. Some still may require a bit of cleanup or a few cosmetic changes but there are many in move in condition too.

Here are TEN OPPORTUNITIES that listed since December 1st that I noted while perusing the Twin Cities MLS today:

• 4BR/2BA Lino Lakes Short Sale. 1967 rambler with a one car garage on just over an acre for less than $130K


• 5BR/3BA/2Car on 1.5 Acres in North Oaks!! Almost 3000 sq ft finished, with custom woodwork throughout. Asking over $150K less that assessed value at $330K.


• 2.7 Acres and 4 Car Garage in Ham Lake! 4BR/2BA built in 1981 backs up to Carlos Avery game preserve. Listed under assessed value at $250K.


• 4BR/3BA/6Car One Story in Ham Lake. New construction in 2007, bank-owned home on just over an acre. Some handicap accessible features. Builder listed at $429K …Bank asking $280K.


• 2 Story with 3 Pole Barns on 40 Ham Lake Acres! 3BR/3BA completely remodeled in&out. Traditional seller asking $500K.


• 3BR/4BA/3Car New Construction in Forest Lake. BANK-OWNED built in 2005 home on 1.6 acres with city water and sewer. Full Master suite. Builder price $489,900…Bank asking price $175K LESS at $315K.


• 5BR/4BA Brick 2 Story on Forest Lake. 1+ Acre lot. 100 ft shoreline on First Lake. 5200 square ft executive home built in 2000. Originally listed at 1.5 Million….now bargain priced at $850K.


• 8.7 Acres Split Level in East Bethel! 2BR/2BA built in 1993. Third bedroom and family room just need carpet. Bank-owned fixer-upper price $138K.


• 1 Acre Rambler with view of Coon Lake. 3BR/2BA/3Car Quiet East Bethel community. Traditional seller listed at $199,900.


• 2.5 Acres in Andover Spectacular Short Sale! 4BR/4BA/3Car 2 story built in 2006. All the bells and whistles included. Sold for $505K three short years ago…now listed at $385K.

If you are in the market for a great deal on a foreclosed, short sale or traditionally sold home, it is time to get organized because the rules to buy are a bit different than when working with a traditional seller.
Seven Tips for homebuyers considering a foreclosed home:

1. Banks LOVE clean offers. Buyers MUST be preapproved with credit checked and employment and funds verified. Documentation must accompany the offer or it won't be considered. (Note: Traditional sellers rarely look at offers without proof of funding either.)
2. Banks reject lowball offers...often with no negotiation. They are a business and know the value of the asset they are selling.
3. Well priced foreclosed homes get multiple offers. Serious buyers put in their best bid first.
4. Banks sell homes AS-IS. What you see is what you get. Buyers must be prepared to make all necessary repairs out of their own pocket after closing.
5. Banks will not pay for inspections in most cases. This includes the septic system and/or well. Be prepared as all inspections could end up being the buyer's responsibility. If you chose to inspect the septic or the county requires a septic compliance test, expect to pay $400-$500 for this inspection. A well test will run around $150. A whole house inspection is $350-$500.


6. Personal property is not included as part of the sale. So if the appliances are at the home when you close, they are a bonus. The bank will not remove. But they don't guarantee will remain at the home or that they are in working order. This means if someone breaks in the home prior to the closing and takes them, the bank will not replace.


7. Having your own REALTOR® to represent your interests is essential. The listing agent is under contract to represent the bank. In many cases, the bank will not allow a dual agency so if a buyer contacts the listing agent to write the offer, the buyer does not have representation. This means all of your information goes to the bank...the listing agent is required to tell the bank everything that you say about your financing and the amount you are able or willing to pay. But the agent is not required to tell you anything in return. The agent works only for the bank.

FEATURED Acreage Listing in Oak Grove. Minnesota


Oak Grove 9+Acre estate being offered by a traditional seller for $259,900! Bring the horses and ATV’s! Contemporary 1-1/2 story 4 Bedroom home with 5+ Mechanics Dream Garage.

Copyright 2009 Teri Eckholm http://www.terieckholm.com/

Uniquely Minnesota Artful Distractions—Homeowner Version: Giant Red-Headed Woodpecker in Forest Lake, MN

Winding around Forest Lake along North Shore Trail, it is always a good idea to keep your eyes on the road. Along this twisty-turny trail, there is a good view of an eclectic mix of lakeshore homes with huge mansions abutting the property with quaint lakeshore cabins.
Just off 97 and before the turn on Keather, if you look up, there is a wonderfully unique distracting piece of carved and painted art perched up on an overhanging limb. The woodpecker is about three feet long; just a bit bigger than the real Pileated woodpeckers that inhabit this area.

Copyright 2009 Teri Eckholm http://www.terieckholm.com/

Time is Running Out! Trim Oaks by April 1st to Prevent Oak Wilt!

The snow is quickly melting away and spring has sprung! If your oak trees require trimming, do not delay. Oak wilt is devastating to the landscape across Anoka County. Oak trees should be trimmed in the late fall or winter months. If you have overgrown oak trees, trim them this week or wait until fall to avoid exposure to this tree-killing disease!

As a REALTOR who lives and works in the areas of Blaine, Ham Lake and Lino Lakes, I am very aware of how this tree-killing disease affects property values throughout Anoka County and the north metro. Two years ago I shared photos of a property in our Ham Lake neighborhood where the owners had been dealing with oak wilt for the past several years. In one summer alone this property lost 11 trees. While the amazing thicket of mature oak trees is gone, the new owners took the initiative to save the remaining oaks and with treatment and proper care no additional trees have been lost in nearly two years.

Oak wilt is not just a Ham Lake problem. It is prevalent in communities from Lino Lakes to North Branch and Forest Lake to Stacy. Whether you live in Anoka, Chisago or Washington County, if you have oaks on your property, you need to take precautions to protect them from this deadly disease.What is Oak Wilt?
Oak wilt is a disease caused by a fungus which attacks the central system of the tree from the roots to the leaves. The tree attempts to block the fungus, but also blocks all water and nutrients to the branches and leaves. Eventually, the trees leaves wilt and it dies.

Oak wilt spreads through the root systems of near by trees and by fungus beetles that carry the oak wilt spores from tree to tree. For additional information on oak wilt from the University of MN Extention Service CLICK HERE.

How to Protect YOUR Trees

The fungus beetles infect trees that have been recently injured or trimmed. These beetles are very active in the spring and summer months. Oaks should be protected from damage and not trimmed from April through July.

Trim large mature oaks now. As a preventative to spring storm damage, have your large oaks trimmed now so that heavy, dead branches won’t fall during tornado season and break other healthy limbs.

Tree trimming of mature oaks is best left to professionals especially near the power lines. The trimmer should use a bucket truck or a line/pulley system, NOT spiked climbing boots which can damage the tree.

.

Copyright 2009 Teri Eckholm http://www.terieckholm.com/

Ice Out is Coming—North Metro Lake Ice is NOT Safe

It seems like only yesterday when Forest Lake was full of cars, trucks and ice houses all attempting to catch a fish or two on a beautiful winter day. This photo was taken in February when the ice was four feet thick. Ice houses had to be removed a couple of weeks ago but with our below zero temperatures just last week, people were still venturing out on the lakes in their cars thinking the ice was safe.

Since spring has almost sprung in the last few days, the 60 degree weather has made the ice very unstable. A car sunk into the slush on Rush Lake yesterday in northern Chisago County. It’s probably time to stay off the ice and take a break from fishing until the ice out. Use the time to get the boat ready for the fishing opener in May.

Copyright 2009 terieckholm.com

Struggling Celebrities in the Forest Lake/Ham Lake Area—The Carlos Avery Wolves

On a frigidly cold Saturday afternoon, a week or so before Christmas, my family and I took an opportunity and dropped by the Wildlife Science Center(WSC). We are fortunate to live quite close to this animal sanctuary and drive past its entrance just east of Lexington on Broadway daily. We made the stop after hearing that the center was struggling to make ends meet in the poor economy. They were having an open house to educate the public on their work as well as their plight.

According to the center’s website, they currently have quite menagerie of animals that call the Wildlife Science Center home. These Minnesota Wild animals include:

• 43 gray wolves
• 10 red wolves
• 5 hybrids
• 2 Lynx
• 1 red fox
• 1 skunk
• 1 porcupine

• 7 birds of prey
• 3 bears
• 2 gray fox
• 3 raccoons
• 2 New Guinea Highland Dogs

On our visit we were told that the dogs had the job of running around the yard in an effort to provide exercise for the wolves.

We took bit of a self guided tour but also stopped and talked for awhile to one of the volunteers. She pointed out to us the wolves, Truck and Growly Pants, that were the stars of the Animal Planet special, “Growing Up Wolf”. Another notorious wolf resident was relocated from up north to the WSC after attacking Minnesota Explorer, Will Steger’s dogs. If not for the sanctuary, the wolf would have been most likely put down. We asked about the dogs and were told that they were resident to keep run around the outsides of the cages and exercise the wolves as they would chase them.
As we continued to walk around the center, we marveled at the differences in the wolf packs. Suddenly, we don’t know what started it but all heck broke loose and all of the wolves started racing around their enclosures and howling. It went on for several minutes and was hilarious! I have heard this sound many times before in my front yard about 3-4 miles away but never was at the center of it all.

Every weekend there is an opportunity to stop by and tour the Wildlife Science Center and see the animals. About once a month there is a special event with fun names like the Canine Carnival and Howl-O-Ween. From school field trips to the summer Wolf Camp, the center serves as a wonderful scientific resource within our community. If you would like to learn more about the WSC and how you can help the wolves, visit the WSC website and donation wish list.

Copyright 2009 terieckholm.com

2008 Real Estate Market Statistics Ham Lake, Forest Lake, Lino Lakes and Blaine MN….It’s All in the Details!

Real estate marketing statistics have been thrown around in the media lately as commonly and as randomly as a toddler tosses around a bowl full of Cheerios. Just like those darn O’s, numbers and stats are everywhere! But with so random of a disbursement, does a home buyer or seller really get what they mean?

Since the beginning of the year, I have been posting real estate market statistics for the communities in the north metro where I do the bulk of my business. While I work in Anoka County, Southern Chisago County, North and Eastern Ramsey County and North Washington County, the focus of my business is Ham Lake, Blaine, Lino Lakes and all communities in the Forest Lake and Centennial school districts.

There are two types of reporting that I post. The first is a quick snapshot report that includes information taken directly from the Minneapolis REALTORS® Association Top 100+ Report that includes statistics for 205 different Twin Cities communities. I put these stats along with a quick synopsis of what happened during the past year. I have done quite a few of these "short and sweet" looks into the basic real estate housing stats for several communities.

Housing Statistic Snapshots

But as is said, the devil is in the details (or God as the case may be). I have another version of market reports for specific communities are not snapshots. In the communities that I work in on a daily basis, I want to really help people to understand the market so I take good hard look at the real estate sales on a quarterly basis and post a more detailed report. I also post a year end review several communities I work in and know well.

When I take the time to pull statistics directly from the Twin Cities Multiple Listing Service (MLS) I look for specific details like cumulative days on the market (CDOM). This comes into play every time a home is relisted as a new listing in the MLS. The snapshots DOM do not take relisting into account so the time on the market appears to be much shorter than it really is in some area.

I also look at CDOM by price point. Homes in the lower price ranges are selling much more quickly that in the higher price points. A quick overview does not get that specific.

Since each community is unique, I will examine different things in different areas. Blaine has an abundance of townhomes. Since townhomes are lingering on the market in all price points, this does have an affect on the CDOM if the sales are looked as an aggregate. But if the townhomes and single family homes are looked at separately, the details give home buyers and sellers more useful information than a one-size-fits-all quick look at the market. Now in Forest Lake, lakeshore homes are a focus while in Ham Lake and Lino Lakes, acreage comes into play.

Knowing how to pull the right comparables and read the market comes from knowing a specific area and what makes the community different. Finding a REALTOR® that knows the details is imperative when buying or and selling a home in this topsy-turvey, continually changing real estate market. There is no one-size-fits-all agent when buying or selling a home today. It is necessary to work with an expert.

Copyright 2009 terieckholm.com

Lakeshore Foreclosures Available in Washington County

Throughout Minnesota there are homes in foreclosure so with tens of thousands of lakes, lake homes cannot be immune from the mortgage and foreclosure crisis can it? In a word, no. I did a search today* for lakeshore homes that are currently bank-owned or listed as a foreclosure and found six current listings for Washington County lakeshore properties.
There are 3 listings on Forest Lake. The first two are priced very reasonably in the low $200’s. This is amazing for anyone who knows the area. Only a couple of years back, a lake lot would have sold for the same amount on Forest Lakes’ first lake. For those developers looking for a bargain, there is a 2 million dollar 46 acre parcel of prime Forest Lake shoreline that can be developed into 23 lots with deeded access for up to 10 boat slips.

If Scandia is more your cup of tea, then consider a foreclosed home on Bone Lake (pronounced bonnie). The two story home looks like a beauty for $379,900. Or consider the nice acre bargain on Big Marine for under $285K. And if you want something in southern Washington County maybe you would consider a home on Lake Jane. This four level split is available for just under $500K. All of the current foreclosed lake homes in Washington County are on full recreational lakes where boating and swimming are allowed.

Note that this list does not include any homes currently in a short sale position or if the current homeowner did not list the home as in foreclosure. More opportunities will continue to come on to the market throughout Washington County. And traditional sellers of lake homes have adjusted their pricing to compete with the distressed properties, so there are many affordable options for your piece of Minnesota shoreline.
Many of these are not your average foreclosures but can be transformed from distressed to fabulous with a bit of elbow grease. As with any REO home some of these lakeshore foreclosures will need more work than others but with so much potential, maybe it is time to do more than just dream of living on a Minnesota lake!Need to learn more about the size, depth and water quality of these lakes? Check out the links to the DNR site for each. For other lakes in the Twin Cities, check the Minnesota DNR Lake Finder.

• Big Marine


• Bone


• Forest


• Jane

*Search done using information from the REGIONAL MULTIPLE LISTING SERVICE of MINNESOTA, INC. on 2/17/2009.



Copyright 2009 terieckholm.com

2008 Year End Snapshot of Forest Lake MN Home Sales Statistics

It is not just your imagination; it is taking longer to sell a home in Forest Lake Minnesota. Compare year end figures from last year, it homes are taking an average of 30 days longer to sell in the community of Forest Lake. The average sales price for a home is down just over 9% but on a positive note, this means affordability for home buyers is up as well. If you are a home buyer looking for the right time to buy, the time is now!

If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Buying a Home? Check out my new HOME BUYER'S BLOG!

Copyright 2009 terieckholm.com

Forest Lake, MN Real Estate Market Statistics Year End 2008

Forest Lake, Minnesota is well known throughout the Twin Cities area. Many people from the city remember the northeast St. Paul suburb fondly from years gone by as a summer vacation spot, an annual ice fishing tournament tradition or as a destination when going for a Sunday a drive in the country. Today, the lakeside cabins have been replaced with year round residences, the fishing tourney is but a memory and the farms are few and far between in this third ring St. Paul suburb. Though housing sales have slowed down considerably in many northern suburbs during the past few years due to continued concern of increased gas prices, Forest Lake is holding its own.


Real estate in Forest Lake, MN in north Washington County and east Anoka County continues to sell. A total of 125 single family homes were sold in Forest Lake and Forest Lake Township during 2008. The Cumulative Days on Market (CDOM) Statistic ran at 165 days for all homes sold during the year. In the first and second quarter the CDOM was well over 211-286, so at the end of the year homes started selling at a faster pace.


Not surprisingly, the price category of under $200,000 is the high point of the year. With 49 listings sold at an average CDOM of just under 4 months, it appears buyers are out there shopping for homes under $200K. It is a bit slower in the $200,000-300,000 category in this market, 6 months worth of inventory is very manageable.

All year, high end homes struggled for sales. In the second half of the year three times the number of homes sold in the $300,000-400,000 category than in the first six months. Sellers are becoming more realistic on pricing and inventory is starting to move. Homes over $500,000 have sales at a near standstill. Currently, the Forest Lake community sits with nearly 5 years of inventory in this price range and no relief appears to be in sight.

Great homes are currently on the market in Forest Lake at amazing prices; many are lakeshore and acreage properties. With this much inventory, sellers will need to be flexible on pricing. It might be the perfect time to negotiate a GREAT deal on a lakeshore home!


Lakeshore opportunities have been abundant in the Forest Lake area throughout 2008! There are more listings than ever before at incredible prices too! The inventory is awesome…40 lakeshore homes are currently active and some at attractive and affordable price points. Many have been on the market for several months. With the amazing low interest rates and few buyers looking at frozen lakeshore, it could be a great time to negotiate a deal on your piece of Minnesota shoreline!


Year End 2008 Forest Lake real estate statistics for single family homes:


Under $200,000~ 35 Active Listings, 8 Pending Listings, 49 Sold Listings, 118 CDOM (Lakeshore Subgroup ~ 0 Active, 2 Pending, 1 Sold)

$200,000-$300,000 ~ 35 Active Listings, 3 Pending Listings, 45 Sold Listings, 168 CDOM (Lakeshore Subgroup ~ 4 Active, 0 Pending, 2 Sold)


$300,000-$400,000 ~ 22 Active Listings, 1 Pending Listings, 19 Sold Listings, 240 CDOM (Lakeshore Subgroup ~ 6 Active, 0 Pending, 5 Sold)


$400,000-$500,000 ~ 10 Active Listings, 0 Pending Listings, 7 Sold Listing, 144 CDOM (Lakeshore Subgroup ~ 6 Active, 0 Pending, 2 Sold)


$500,000 and Up~ 27 Active Listings, 9 Pending Listings, 5 Sold Listings 349 CDOM (Lakeshore Subgroup ~ 24 Active, 0 Pending, 4 Sold)



Lakeshore available in the Forest Lake area:


47 Active Listings, 1 Pending Listings, 16 Sold Listings


Forest Lake lakeshore price range: $224,900-$2,100,000


35 Homes on Forest Lake
3 Homes on Clear Lake
1 Home on Shields Lake
1 Home on Howard Lake



**All Statistical information based on information from the REGIONAL MULTIPLE LISTING SERVICE of MINNESOTA, INC. for the period of 1 /1/08 through 12/31/08.



Articles on Forest Lake, Lakeshore and Minnesota that might be of interest:

• Dreaming of Life on MN Acreage?--What YOU Need to Know Before YOUR Move!


• Extremely Affordable Minnesota Lakeshore!


• Relocating to Forest Lake MN? The Schools are Full of Ranger Pride!


• Think Now is a GREAT Time to Make a DEAL on a MN Lakeshore Home? You Are SO Right!


• Lakeshore Market Statistics for Forest Lake, MN—Clear Lake & Forest Lake Sales


• Does "Minnesota Nice" Affect the Real Estate Market? "Yah, You Betcha!"

If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.
Buying a Home? Check out my new HOME BUYER'S BLOG!
Copyright 2009 terieckholm.com

Forest Lake Minnesota’s Jazz and Blues Music Connection

Music is a known eclectic force in throughout the Midwest. Notably, Minnesota is the home to Prince, Jonny Lang and Soul Asylum to name just a few. There always seems to be a new band on the horizon just waiting to be discovered in the undercurrent of talent in the Minneapolis and St. Paul area. In the area where I live and sell real estate, few would consider looking in Forest Lake or Taylors Falls for an upcoming Jazz/Blues/Rock sound but thanks to a musical profile on local cable access programming, I found one that deserves to be heard.

Many who move to the Forest Lake area will eventually stop into Music Connection to rent an instrument for school band or to sign up for music lessons. On a Saturday morning, I have run into more than one past homebuyer and friend stopping in to peruse the sheet music, pick up drum sticks or drop off someone for a lesson. The store offers a talented group of musicians that teach piano, drums, voice, guitar and more. We discovered the store several years back when our sons began lessons with an energetic yet quiet, young electric guitar instructor, Tony Berning. Though we knew Tony played in a band and wrote music, we were unaware of the depth of his musical talent as he presents himself with an unassuming daytime demeanor. But surprisingly we recently discovered that inside there beat the heart of a true blues and jazz musician just waiting to explode on stage as lead singer of The Juizy Blazz Shake-Up.
Fortunately, this fall I was able to tag along during a photo shoot and filming of the band’s profile at the Red Bird Music in the picturesque St. Croix Valley. Just across the river from Taylors Falls, the community of St. Croix Falls offers a unique atmosphere for local bands. I met the members of JBSU on a stage in the basement of the main street store, where local musicians hone their talents every weekend. It was only a photo shoot so no music was played that night. Intrigued by their story after hearing they had played at The Fine Line Music Café and First Avenue in Minneapolis, I later tagged along again to Wisconsin to hear the band in action.

Unbelievable! Awesome vocal and guitar talent that was so unexpected from the guitar teacher we knew so well.

If you have a chance, you will want to catch Juizy Blazz Shake Up in person. In the meantime you can check out the band's story and sound on the complete band profile created by film production talent, Pyromaniac Studios .




Intriqued and want to see where the Juizy Blazz Shake-Up is playing next? Or maybe you want to ask if they are available to play at your Twin Cities event? Visit The Juizy Blazz Shake Up MySpace page. The band plays periodically throughout the Twin Cities...and for many of the venues, there is NO Cover Charge!
If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Buying a Home? Check out my new HOME BUYER'S BLOG!

Copyright 2008 terieckholm.com

I LOVE Being a REALTOR®~~Making Homebuyers Dreams Come True!

Back in October, I was asked by Cynthia Tilghman, Realtor® Onslow County NC Home Specialist to write about why I love my profession. I put this off for quite awhile. At first, I was going to write about what my Dream job would have been...We had just returned from Disney World and had the opportunity to meet a few of the Dream Team. These are people who spent the last two years walking up to visitors at the park and making dreams come true by letting families stay over night in Cinderella's Castle or giving them a unique behind the scenes tour or other special gift.

I have to admit, as part of a family of Disney Fanatics passing out dreams at Disneyland or Walt Disney World would be the epitome of a perfect job in my book...even if it was only a two year stint (Disney's Year of a Million Dreams ends in a few weeks...sigh.)

Every day making dreams come true...THAT would be an awesome job! But as I thought more about it, I realized that what I do makes others dreams come true too...First homes. Relocations. Move up homes. I love my job because I make dreams come true...not Disney Dreams but dreams just the same.

Today. I ran across this post from earlier this year where I wrote of helping first time homebuyers find their way home. The story gives an example of how I make dreams come true...one happy homebuyer at a time.

*****Best Part of Being a REALTOR®~ Helping First Time Buyers Find Their Way Home
Originally posted 3/8/2008 by Teri Eckholm/REALTOR®

Late on a Saturday afternoon, I received a phone call. The caller said he and his fiance had just driven by a listing of mine and could I show them the inside. "Are you working with an agent?" I inquired. "No", he said. The meeting was set for the next evening.


The young man and his fiancée arrived with an entourage of parents and assorted other relatives. Being first time buyers, they wanted assistance and approval on their first home. Looking over the home from top to bottom, they liked what they saw but needed time to think. I asked the question I always ask, "When you are shopping for a home, are you shopping for a REALTOR®?" The young man's dad answered, "They don't need an agent because they could get a better deal working directly with the listing agent." I explained why this wasn't true but could tell from the look on his face, Dad was not convinced.
I explained agency and asked the young couple to sign the disclosure on agency as required by the State of Minnesota. Buyers need to understand that at any listing for my broker, I am under contract to work for the seller and protect their interests. If the couple decides to sign a buyers' representation agreement with me, they would be in a DUAL agency when looking at homes listed by my broker. They had seen many homes with other real estate agents, but I was the only agent who explained agency to them or asked them to sign the required disclosure.

Days later, a decision was made; the young couple wanted to make an offer. A contract was signed for buyers' representation for the specific home only. Dual agency now applies. As an agent working for both parties, I could not do anything that would hurt either the buyer or seller. Because it was only for the specific home, I could not discuss other property options. An offer was presented, but terms could not be agreed upon. The buyers went away.

A few weeks later the price was reduced on my listing. I called this young couple to see if the lower price would be enough to renew their interest. It would. But there was also another new construction house in a different area that was being considered.

Another showing. They were sure that they had it down to between the two homes. I could see the indecision and confusion on their faces. I asked about the other home they were considering to help them contrast it to my listing to help my selling clients and put their home in a better light. As with most homes, neither home was a perfect fit. I am a firm believer that after weighing all of the pluses and minuses, homes will sell themselves if it is the right home for the buyer. A week passed. No offer came forth.


Finally a phone call from the young man. We have made a decision. We are not going to offer again on your listing. It is not the right home for us. In fact, neither home is right. We are starting over. "Would you help us find a home?"

Now as their buyers' representative, I got to work. For the next few weeks, we visited a dozen or so homes from the hundreds currently on the MLS that met their criteria. Traveling from Stillwater to White Bear Lake and Hugo to Forest Lake we narrowed down the field of potential homes to two or three. Finally, one sparked enough interest for a second showing with the parents, but this home also had a few quirks that raised concerns. That same evening, since we were out, I set up another showing for a home in a development that hadn't considered. Funny thing was, the home was perfect!


With the perfect home, there were no delay or hesitation in signing the offer; everything just fell into place. With every visit to the home for the inspection and walk-throughs, the young couple became more excited.

At the final walk-through, with minutes to go before they were to receive the keys to their first home, I asked them, "So, are you glad that you decided to sign with a REALTOR®?"

They answered in unison a resounding, "Yes!! You made it so much easier to find the right home! Especially for first time buyers." I don't make this stuff up...Those were their exact words.


After the closing, I received a hug and sincere, "Thank you for everything", from my young clients. As they set off to begin life in their dream home a thought struck me, what a great job I have!


Do you need an expert Buyer's Representative to help you find your Dream Home? If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR ®, give me a call or visit my website for a FREE Relocation Packet or Homebuyers Success Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.
Buying a Home?


Check out my new HOME BUYER'S BLOG!


Copyright 2008 terieckholm.com

Hey Homebuyers—Do you Have your Eye on a Real Estate SLEEPER?

You know what I mean…There is a home you have been watching for a couple of months and it is priced right. In fact, it is a steal of a deal. But you are still on the fence about buying a home and want to wait until that perfect moment. You are timing the market so to speak and waiting to see if seller of that “sleeper” is going to drop the price again. Well wake up bargain hunters…You might not be the only one with an eye on that sleeper and if you wait too long it will be gone.

A real estate “sleeper” is a home that is an amazing deal but few people, if anyone, is paying attention to it. Usually it is a great property, location, structurally sound and priced well but has not sold. In a buyer’s market where there is significant home inventory but few buyers, sleepers are abundant.

Maybe the home was originally over priced and though it is now priced very well it is being overlooked because of high days on the market statistics.

Possibly several very similar homes went on the market at the same time and in the same condition. Picture for a second, three homes listed during the same week in a cookie-cutter development where all the homes have roughly the same floor plan. All the home are the same age, condition, and priced very well, but only one homebuyer comes through the neighborhood during the next two months. So after 60 days, there are two sleepers left that didn’t sell. Since the houses are essentially the same as the neighboring home that sold, it's not that the homes aren't properly priced. This is another scenerio that will cause a sleeper in this changed market.

And then some great homes are "sleeping" on the market because…well, there is just so much darned inventory out there!

But if you are sitting on the sidelines and just watching your perfect home for another price reduction, beware. I have sold a couple of sleepers this past year throughout the north and east metro. In each case, nothing was happening on the property then BAM....we had 4-5 qualified parties interested in the home at the same time. In these particular cases, they weren’t the cookie-cutter variety either. One home in Washington County/Forest Lake area had a one-of-a-kind wooded lot and was in a perfect location. After months on the market, without an additional price reduction, over half a dozen serious buyers suddenly appeared. People were nonchalant when I told stressed that the home had recently seen a sudden surge of interest. Many even “pooh-poohed” the idea and mildly accused me of trying to get them of trying to coerce an offer. When the first offer came in, the seller wasted no time in accepting and I had several parties, buyers and agents alike, shocked, and more than a little miffed, that it was suddenly sold!

If the sleeper phenomena had happened only one time this past year, I would consider it a fluke but I have experienced this situation on homes in Chisago and Anoka Counties as well. In some cases I was the listing agent and others I was representing buyers.

So homebuyers heed my warning, if you are on the fence watching a sleeper, now might be the perfect time to make your move...Or someone else might beat you to it!

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If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.

Copyright 2008 terieckholm.com

Lakeshore Market Statistics for Forest Lake, MN—Clear Lake & Forest Lake Sales

A few weeks back I received a phone call from a lovely lady thanking me for my informative post on the lakeshore market in the Twin Cities north metro. She lives in Forest Lake on Clear Lake and was considering selling next summer After reading my article, Think Now is a GREAT Time to Make a DEAL on a MN Lakeshore Home? I Do!, she was concerned about the changing market and wanted more specifics on how homes on Clear Lake were fairing today. She didn’t want a market analysis of her home, just some statistics on what was really selling on Clear Lake. I told her that was a very good question and the sales values would be very different than what was happening on other area lakes. I said that I would look into the situation further and get back to her. I also told her that her query could become my next post. She thought that was a terrific idea so here it is.

First of all, many people may not realize that the City of Forest Lake, Miinnesota has several lakes and the lake, Forest Lake itself is really 3 lakes, First, Second and Third. All three are full recreational lakes and are connected by channels but the lakeshore on the different has different levels of desirability and hence drastically differing values. First Lake is the largest and most coveted shoreline. Similarly, Clear Lake is nearby Forest Lake. It is a full recreational lake but it is not connected to Forest Lake. Many people driving past the City of Forest Lake as they head up on 35 toward Duluth will mistake Clear Lake for Forest Lake as it is the only lake visible from the freeway. It is just to the east of 35 and there is a small fishing pier and boat landing visible from the road.

So how has Clear Lake real estate faired during the market slow down? My research showed very little activity in the past year. In fact, only one home has sold so far in 2008 and three homes were sold in 2007. The home sold in 2008 had been recently remodeled and sold within days of listing for an amount significantly higher than its stated tax value. This is very unusual and on the surface sounds like great news for Clear Lake homeowners but it is only one house and so the information taken alone is misleading.

Taking the three homes sold in 2007 into account, the picture is clearer but not as rosy. Averaging all four homes, the days on the market (DOM) expands to 135 for the SOLD homes on Clear Lake. Since each of the homes is drastically different in age, style, shoreline, acreage and condition, I did not want to average the value. Rather I compared the homes sales prices to the current listed tax values from the Washington County Assessor.

Here is what I found:

• A home on 217th sold for $463K and has a current tax value of $332K. It sold for significantly more than its tax value.
• A home on Everton sold for $295K and has a current tax value of $277K. It sold for slightly more than its tax value.
• A home on 210th sold for $320K and has a current tax value of $441K. This is significantly lower than the county has listed (and more in the norm for what is happening in the marketplace).
• A home on Fondant sold for $682K and has a tax value of $530K. Again very high compared to the tax record.

Then I averaged the sales prices to come up with an average; it appears that the homes on Clear Lake are selling at 1.15% of tax value based on the 2007 and 2008 sales data.

There are also four homes currently listed on the lake that and the cumulative DOM is considerably higher. The average DOM is over 440 days for these four lakeshore homes. Also two of the homes are listed at prices significantly higher than tax value:

• 21XXX Everton $270K List, $278K Tax
• 21XXX Floral Bay $406K List, $441 Tax
• 57XX 220th $680K List, $375K Tax
• 51XX 217th $949K List, $703K Tax

The first two homes were originally listed at $340K and $475K respectively. I think it is possible that the prices on these homes were brought down to under tax value so that they would have a better opportunity to sell. This seems to be inline with what is currently happening in most segments of the real estate market today.

Since there were so few sales on Clear Lake, I also compared tax values to sale prices for lakeshore homes on Forest Lake during the past 12 months. On Forest Lake (Lakes First Second and Third combined), 17 previously owned homes sold with lakeshore. The tax record to sales price ratio was 1.01% just slightly over tax value.
To get a true picture of what a lakeshore home value would be in the market place today, it would be most prudent to have a property specific market analysis done. But, if you just want a ball park value, take a close look at your Washington County tax statement. Unless your home has significant recent improvements or is significantly distressed, its current value in today’s market is very close to the assessed value.

More Articles on Forest Lake and Lakeshore that might be of interest:

• Forest Lake, MN Real Estate Market Statistics Third Quarter 2008
• Extremely Affordable Minnesota Lakeshore!
• Dreaming of Life on MN Acreage?--What YOU Need to Know Before YOUR Move!
• Relocating to Forest Lake MN? The Schools are Full of Ranger Pride!

If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.
Copyright 2008 terieckholm.com

Forest Lake, MN Real Estate Market Statistics Third Quarter 2008

Forest Lake, Minnesota in the northeast metro Twin Cities area holds a special place in the hearts of many Minnesotans. Many residents of Minneapolis, St. Paul or one of the first ring suburbs will remember Forest Lake fondly from decades ago as a summer vacation spot or place to go for a drive in the country. Today, the lakeside cabins have been replaced with year round homes and the rural nature is all but a thing of the past in this thriving St. Paul suburb. Though housing growth has slowed down drastically in the past year or two in many northern suburbs due to ever increasing gas prices, Forest Lake is holding its own.

Real estate in Forest Lake, MN in north Washington County and east Anoka County continues to sell but slowly. The Days on Market (DOM) Statistic is currently running at about 167 days for all homes sold. When the six month numbers showed area homes had stayed on the market an average of 211days, this is welcome news.If we look at sold homes in the under $300,000 category the absorption rate is at a 7 month level which is down from 11 months at mid-year and significantly lower than the first quarter 24 month high. Summer weather for selling lakeshore may have contributed to this lower statistic. But high end homes continue to struggle for sales. Only eight homes sold in the 3 summer months in the $400,000 plus price category. Currently, the Forest Lake community sits with over 4 years of inventory when factoring in the sales of the first three quarters sales on high priced homes. Great homes at amazing prices are out there on lakeshore and acreage properties. With this much inventory, sellers will be forced to consider offers and be flexible when negotiating if they NEED to sell their home. However, it is an ideal time for and astute buyer to negotiate a GREAT deal on a lakeshore home!

Lakeshore opportunities are abundant in the Forest Lake area! There are more listings than ever before at incredible prices too! The inventory levels are awesome…49 lakeshore homes currently active. Many have been on the market for a quite a while. With continued low interest rates, it is a great time to negotiate a deal on your piece of Minnesota shoreline!

Mid Year 2008 Forest Lake real estate statistics for single family homes:

Under $300,000~ 86 Active Listings, 6 Pending Listings, 38 Sold Listings, 164 DOM (Lakeshore Subgroup ~ 5 Active, 0 Pending, 0 Sold)

$300,000-$400,000 ~ 32 Active Listings, 2 Pending Listings, 8 Sold Listings, 175 DOM (Lakeshore Subgroup ~ 6 Active, 0 Pending, 0 Sold)

$400,000-$500,000 ~ 17 Active Listings, 0 Pending Listings, 4 Sold Listing, 138 DOM (Lakeshore Subgroup ~ 8 Active, 0 Pending, 3 Sold)

$500,000 and Up~ 35 Active Listings, 2 Pending Listings, 4 Sold Listings 231 DOM (Lakeshore Subgroup ~ 30 Active, 1 Pending, 4 Sold)

Lakeshore available in the Forest Lake area:

49 Active Listings, 1 Pending Listings, 7 Sold Listings

Forest Lake lakeshore price range: $210,900-$2,100,000

43 Homes on Forest Lake

3 Homes on Clear Lake

1 Home on Shields Lake

1 Home on Heims Lake
1 Home on Comfort Lake

**All Statistical information based on information from the REGIONAL MULTIPLE LISTING SERVICE of MINNESOTA, INC. for the period of 7/1/08 through 9/30/08.

Articles on Forest Lake, Lakeshore and Minnesota that might be of interest:

• Does "Minnesota Nice" Affect the Real Estate Market? "Yah, You Betcha!"
• Dreaming of Life on MN Acreage?--What YOU Need to Know Before YOUR Move!
• Extremely Affordable Minnesota Lakeshore!
• Relocating to Forest Lake MN? The Schools are Full of Ranger Pride!
• Forest Lake, MN Real Estate Market Statistics Mid Year 2008
• Wyoming, MN Real Estate Market Statistics 3rd Quarter 2008

If you are buying, selling or relocating to Minnesota and need help from a professional REALTOR®, give me a call or visit my website for a FREE Relocation Packet. I specialize in acreage and lakeshore properties in the north and east Twin Cities metro area including Ham Lake, Lino Lakes and all communities in the Forest Lake School District! Serving Anoka, Chisago, Ramsey and Washington Counties in Minnesota.
Copyright 2008 terieckholm.com