Investment Opportunity - Idaho Cattle/Hunting Ranch

Investment Opportunity for the Traders, Analysts and Investment Banker Located 38 miles from the "World Famous" Sun Valley - Skiing 10 miles from Silver Creek - "World Class" Fly Trout Fishing Right next to the Pioneer Mountain Range - Elk, Deer, Moose, Antelope and Bear. Upland Bird Hunting - Chukar, Quail, Duck, Goose, Dove and Pheasant. All this with a working cattle/horse ranching operation and you have the complete package. We also have pocket listings which border the Bar B Ranch - Guest Ranch with 9000 square foot lodge which sleeps 20 and kitchen facility which can feed up to 300. Additional 1800 acres of grazing and private hunting. Click here for more information Call (208) 420-9223 for additional information.

Southern Idaho Energy Development

Southern Idaho is turning the corner in the area of alternative energy production as will be shown below.

As in other parts of the West, growth is stretching the current electrical and fossil fuel requirements. The Idaho State Legislature passed the Energy Policy Act of 2005 which is starting to manifest itself with some of the projects listed below.

The effect on Southern Idaho (Twin Falls, Burley and Jerome) is beginning to be felt in the area of commercial and industrial facilities being sought by respective developers and industrial contractors coming into the area.



Examples include:

1. Sierra Pacific Resources and Renewable Energy are currently working on an agreement to develop more than 200 megawatts of electricity with large Wind Turbines.


2. Three major Geothermal Electrical generation plants are being investigated or in production. The Raft River project is said to be currently producing electricity. The China Cap and Willow Springs in Caribou County are projected to produce 100 megawatts of electricity each.


3. Direct-use geothermal applications are also being replicated throughout Idaho, with proposed projects including the installation of additional geothermal greenhouse acreage, the expansion of district heating systems, and the promotion of geothermal heat pumps. The thermal potential for direct use in Idaho has been estimated by the United States Geological Survey at 2,758 MWt (megawatts thermal).


4. Using agriculture products as feedstock, four new ethanol plants have the potential to create 1,900 permanent new jobs, $58 million in household income and $11.3 million in new tax revenues for the state's economy, according to the Idaho Energy Division.


5. MidAmerican Nuclear Energy Co., a subsidiary of the Des Moines, Iowa-based MidAmerican Energy Holdings Co., has been doing geologic testing on about 3,300 acres of private land south of Paddock Valley Reservoir.
   
   This is the second proposal for a nuclear power plant in Idaho in less than a year. The first has been proposed on farmland in Owyhee County near Bruneau by a small startup company founded by a former nuclear industry executive.


6. Diversified Fuels expects to create a market for 250,000 acres worth of locally grown canola by the time their proposed seed processing/biodiesel facility is running at capacity, producing 40 million gallons of biodiesel in Buhl alone.
   

With all the proposed and active projects in the Southern Idaho area, the future
looks bright for commercial and industrial facilities. Currently there is a shortage of warehouse and office space in the Twin Falls area. When the above mentioned projects start, the shortage will be even greater.

For more detailed information click here.

Things to consider when moving to Idaho

   The uniqueness of the Southern Idaho Real Estate market is shown by the attached analysis we just received for year to date 1 December, 2007: Link
   You will note under “Average % of Asking Price” the range by County is 100% to 89% for the year to date 10/1/2007 compared to 98% to 96% for 2006.

   As for the home sales volume (new and existing) the numbers have reduced from 14 % to 83% from the previous year. The 83% represents Lincoln County which is a very small volume county and 1 or 2 sales can have a dramatic effect.

   The dollar volume for all 4 counties shows a reduction across the board which is expected with the unit reduction in sales.

   Where it gets interesting is the “Average Price as Listed by IMLS(Intermountain Multiple Listing Service)” with increases in three of the four counties. Twin Falls County, which is the magnet for business and shopping, is showing a positive appreciation of 11%. The “Median Sold Price as Listed by IMLS” is also showing a positive for three of the four counties.

   To a relocator or buyer, this would mean those properties which were listed properly were selling close to the asking price as indicated by “Average % of Asking Price” data we referred to above and the sale prices which are actually above those from the previous year.

   It is taking longer to sell with the “days on the market” increasing substantially. This shows the market has become a “buyers market” with the number of out of State buyers substantially reduced.

   I will be discussing our mortgage market in this area with Mr. Aaron Miller with the Real Estate Division of Banner Bank on the pod cast with the link below.

   Because the Southern Idaho Real Estate market is so small in comparison to our neighbor markets of Nevada, Arizona and California, we have not seen the escalation of prices. We will not see the dramatic drop in real estate prices as seen in these other high end markets.

   Considering the projections by so called “Market Specialists” it may behoove those who are looking at the Idaho real estate market to research their current market. Then price their property accordingly to sell as getting 80% of the previous market today is much better than getting 60% of the market a year from now. In the mean time the Idaho market (if that is where you intend on moving) should be appreciating over the same period of time. (Just not as it was in the previous years.)

   With the mortgage market currently (as of 12/3/2007) loaning at a respectable 5.625% - 6.00% for 30 year fixed mortgage, the prudent move may be to sell the property out of State and purchase in the State of Idaho.

PodCast with Aaron Miller of Banner Bank Real Estate Division

Click here to listen

Southern Idaho Real Estate Market Analysis YTD

Our market analysis for the Southern Idaho Real Estate Market through September of 2007 has been completed. As anticipated Southern Idaho real estate market is much more stable than other parts of the country which experienced such high appreciation during the past years. You will note on the link below that the "Average % of Asking Price for all Homes by County" has remained in the high 97 to 98% except for Jerome County. The "Total Number of Homes Sold by County" has taken a hit as with other parts of the country. Considering the numbers other parts of the country are experiencing we will take them as they stand. This is why people are moving to Idaho in the first place. The "Average Sold Price" and "Median Sold Price" remain higher in all counties except for Gooding County. Finally, the "Average Days on Market" has increased substantially during the 2007 year to date figures.
Click here for Link to Report

We are seeing farm land prices in the Southern Idaho counties starting to creep up dependent upon the area and the type of irrigated system being used. Currently the prices are ranging from $3500.00/acre to $5000.00/acre for good farm ground. It is projected to be in the $4500.00 to $6000.00 per acre range by next year.

OFHEO Assists to Alleviate the Credit Crunch

OFHEO Steps Towards Alleviating the Credit Crunch and Improving The Housing Market

By giving Fannie Mae and Freddie Mac more flexibility to address problems in the mortgage market it will benefit the housing market. In providing the ability to make a two percent adjustment to the portfolio limit formula for Fannie Mae, like Freddie Mac currently has, OFHEO has provided another tool to help borrowers with more sub-prime loans and others having problems refinancing their mortgage.

We are seeing that it is becoming a better time to buy a home. With both houses of Congress to reform FHA programs, and the Federal Reserve to decrease interest rates, should make borrowing more affordable and money more available. With reduced housing prices and increased housing inventory, interest rates that are near historic lows, and now with Fannie’s and Freddie’s increased ability to lend, we may see positive movement in the housing market.

Southern Idaho Real Estate - Farm Market

As a Realtor® with a background in market analysis for a large corporation, I find the Southern Idaho real estate market very intriguing. The influx of out-of-State buyers has caused the price of homes to appreciate substantially over the past 6 to 7 years and the farming market has really taken off during the last couple of years.
The farm market has been effected by the crop markets being adjusted via dairy and green fuel production through-out the farming industry. This competition for the crop production by dairy and green fuel effects all facets of the farm, whether it be alfalfa, corn, beans, potatoes or wheat products. There are only so many acres available for production. Example: ( Alfalfa hay can be purchased today at $110/ton for first cutting, $120/ton for second cutting of hay)
The recent announcement by Diversified Fuels to build a processing plant in the Buhl, Idaho area: "Diversified Fuels expects to create a market for 250,000 acres worth of locally grown canola by the time their proposed seed processing/bio diesel facility is running at capacity, producing 40 million gallons of bio diesel in Buhl alone."
You may view examples of area acreages by clicking on the following link: (Tours)

Southern Idaho Real Estate Market Analysis

I just complete a market analysis on the Southern Idaho Real Estate Market through July of 2007. As anticipated when we moved to Southern Idaho, the real estate market is much more stable than other parts of the country which experienced such high appreciation during the last years. You will note on the link below that the "Average % of Asking Price for all Homes by County" has remained in the high 98% except for Lincoln County which is affected by the Sun Valley Market more than other counties in this area. The "Total Number of Homes Sold by County" has remained within a couple of units compared to the previous year. Compared to other areas, the numbers are not that high, but will never be as high because of population with-in the State of Idaho. This is why people are moving to Idaho in the first place. The "Total Dollar Volume" has remained about the same in Twin Falls County whereas, Jerome, Gooding and Lincoln Counties have been lower than 2006 throughout the year. The "Average Sold Price" and "Median Sold Price" remain higher in all counties except for Lincoln County which is affected by the Sun Valley real estate market. Finally, the "Average Days on Market" has increased substantially during the 2007 year to date figures. Link: http://www.southernidaho-realestate.com/Information/nar_information/comparison_06_07.html
We are seeing farm land prices in the Southern Idaho counties starting to creep up dependent upon the area and the type of irrigated system being used. Currently the prices are ranging from $3500.00/acre to $5000.00/acre for good farm ground. It is projected to be in the $4500.00 to $6000.00 per acre range by next year.

Idaho Mortgage Information

One of my mortgage bankers indicated that many of the lenders have tightened their standards on subprime mortgages. A Federal Reserve survey provided further evidence of the spreading problems in mortgage lending industry
The Fed survery found that 56.3 percent of banks responding reported that they had tightened their lending standards for subprime mortgages, (loans offered to borrowers with weak credit histories.)
It also found that 40.5 percent of banks responding said they had tightened loan standards for so-called nontraditional mortgages which are defined as: adjustable-rate loans with multiple payment options, interest-only mortgages and products referred to as "Alt-A" loans that offer such features as limited verification of incomes.
The Federal Reserve survey found that even on prime loans, which offer traditional payment options such as 30-year mortgages to borrowers with strong credit histories, 14.3 percent of the banks responding said they had tightened their lending standards "somewhat."
In other words: "Get your pre-finance completed early to eliminate wasted time and effort."