Twin Cities Real Estate Blog

Living on acreage in Anoka County, we are often unexpectedly treated to the beauty nature has to offer. Whether it is a doe and fawn chasing across a sod field, a red fox sneaking through the brush or an eagle soaring near the clouds, if we keep our eyes open, we see many wonderful sights. Today was no exception. As the fog dissipate with the warmth of the sun this morning, I notice the tips of the trees stretching into a brilliant blue sky with the rime or hoar frost on the upper most branches as I drove through Carlos Avery. I hurried home to get my camera to capture a few shots of this quickly disappearing masterpiece to share. Enjoy!

 

Home sales are up in Columbus, Minnesota which is well known for its acreage properties but like most neighboring communities, prices are not. In this Anoka County community, just west of Forest Lake, home sales rose over 37% from 2008 to 2009. The average price of a home dropped nearly 11% and fewer homes were listed on the market. Decreased inventory helped sellers to keep more dollars in their pockets during negotiations than in some neighboring communities although the ratio of percentage of list to sale price did go down. With average days on the market also down considerably for the first time in two years, it appears that buyers are making decisions quickly on acreage homes in Columbus, Minnesota. 

The City of Ham Lake has a rich history. Incorporated in 1974, Ham Lake became a city after over a hundred years of humble but steady growth. The area was first settled in 1855 by a group of Scottish men on the southwest side of Ham Lake. Though, I can only assume that the lake itself got its name due to its unusual "ham hock" shape, the community started out with a different name. The original name of the community was Glen Carey, which is the Scottish translation of "beautiful valley". Following a prairie fire in 1857, the first settlers moved but the community was resettled again. The new Scandinavian settlers had a hard time with the pronunciation of Glen Carey and soon the fledging community was known as Ham Lake. Anoka County officially was recognized it as a township in 1871. In the early 1900's Central Avenue (Highway 65) was a slow commute as it was a wagon trail through the sand and swampland. And we think going through stop light after stop light slows traffic. Though it was graveled and paved at some point, it 1954 before was expanded to four lanes.

Those four lanes are in full use now as more and more people look to buying home on acreage in the Ham Lake area. Though the sluggish real estate market  has affected Ham Lake, MN and Anoka County in 2008, homes did sell. Homes are stayed on the market longer with an average Cumulative Days-on-Market (CDOM) of 180 days for homes during 2009 versus 158 CDOM in 2008. Note that CDOM for homes over $500,000 are the only homes with extremely long market times, selling with an average CDOM of 261. The average price of a home sold in Ham Lake in 2009 was $248,424.

While there are 20% fewer homes on the market in Ham Lake now compared to January 2008 (88 versus 110 active listings), homes are continuing to taking a bit longer to sell and even with the $8000 tax incentive for first time home buyers that boosted last year's market, there continues to be more homes on the market than buyers. But we are making progress. Homeowners considering selling a home in the Ham Lake area must consider the average time to sell a home in the area is approximately 6 months but inventory levels indicate a more complex story depending on the home's list price.

Inventory levels are manageable for homes under $300,000 with about 6 months of inventory. But inventory levels rise to approximately 12 months in prices between $300,000 and $500,000. While over $500,000 there is about 18 months of inventory in the Ham Lake area. This is much better than how Ham Lake real estate started 2009 where there was upwards of 5 YEARS of inventory in the half million plus properties. Seller have seem to have gotten the message that having a home properly priced and prepared for showings was essential to sell a home in this Anoka County community in 2009.

Year End 2009 Ham Lake residential real estate statistics for single family homes:

Under $200,000~ 26 Active Listings, 7 Pending Listings, 59 Sold Listings, CDOM 175 (New Construction Subgroup ~ 0 Active, 0 Pending, 1 Sold)

$200,000-300,000 ~ 20 Active Listings, 6 Pending Listings, 45 Sold Listings, CDOM 173 (New Construction Subgroup ~ 1 Active, 0 Pending, 3 Sold)

$300,000-400,000 ~ 24 Active Listings, 1 Pending Listings, 31 Sold Listings, CDOM 186 (New Construction Subgroup ~ 5 Active, 1 Pending, 2 Sold)

$400,000-$500,000 ~ 6 Active Listings, 1 Pending Listings, 9 Sold Listings, CDOM 209 (New Construction Subgroup ~ 1 Active, 0 Pending, 0 Sold)

$500,000 and Up~ 11 Active Listings, 1 Pending Listings, 8 Sold Listings, CDOM 261 (New Construction Subgroup ~ 2 Active, 0 Pending, 4 Sold)

Lakeshore available in the City of Ham Lake

7 Active Listings 

Ham Lake lakeshore price range: $135,000-$804,000 

• 4 Homes on Coon Lake
• 1 Home on Lake Netta
• 2 Home on Little Coon Lake

 

Acreage Listings in the City of Ham Lake

• 38 Properties listed on 1-2 Acres Priced from $67,900-$599,800
• 16 Properties listed on 2-3 Acres Priced from $113,000-$980,000
• 7 Properties listed on 3-5 Acres Priced from $145,000-$778,000
• 3 Properties listed on 5-10 Acres Priced from $249,900-$805,000
• 2 Properties listed on 1-2 Acres Priced from $241,000-$499,900

**All Statistical information based on information from the REGIONAL MULTIPLE LISTING SERVICE of MINNESOTA, INC. for the period of 1/1/09 through 12/31/09.

Featured Acreage Listing in Anoka County: 22201 Holly St NW, Oak Grove MN 55011

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

• Where's the Playground? A Key to Parks in Ham Lake Minnesota
• Do you Have your Eye on a Real Estate SLEEPER?
• Extremely Affordable Minnesota Lakeshore!
• Buying a Home on Minnesota Wetland--Affordable Beauty and Privacy!
• Dreaming of Life on Minnesota Acreage?  Must have INFO Before YOUR Move!   

The morning of Christmas eve, Muffin decided it would be a great time to sit on the new dining room table. It had been up for a couple of weeks and he never put a paw on it but there he was. So I removed him with a thump and swat...Moments later he returned with a very smug look. He was mocking me...So I bought him a gift...Merry Christmas!

Absolutely! There are still GREAT deals on many acreage and lakeshore home throughout Anoka County (and Washington County too)!

The $8000 tax credit caused a flurry of activity at the end of the summer. With the original end of November deadline looming, people rushed to snatch up deals on acreage and lakeshore homes throughout Anoka, Chisago, Ramsey and Washington Counties. But now with the extension and expansion of the tax credit, many first time homebuyers and previous owners alike are excited that they too can STILL get a credit but wonder if they missed out on all the good deals. Not a chance. There are still deals to be found throughout the Twin Cities north and east metro!

Looking for a foreclosure, bank-owned or short sale but need to be able to live in the home immediately after closing?

Good news is that foreclosures are no longer always 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.

But not ALL deals are foreclosures!

Many homes priced to sell are people who have to sell do to a lifestyle change that is not financial. Whether relocating for a new job, getting married or having twins, people have to find new places to live. If a seller is motivated, they are pricing to compete with the foreclosure market. So don't think the only deals are lender mediated or you could miss out on a beauty!

Here are a few of the treasures I noted while perusing the Twin Cities MLS in Anoka and Washington County today:

• New Construction on 2+Acres in Ham Lake. Wooded backyard. Walkout basement. Custom built two story 4BR/3BA/3Car home with over 2500 square feet of finished living space. Down $30K Offered at $361,900
  
• Like NEW Rambler on Egg Lake in Hugo. Beautiful views in awesome 2005 Built executive rambler w/granite, mstr suite and more. Awesome 4BR/3BA/3Car home with walkout and over 3000 square feet of finished living space. Sold for $539K in 2006 now offered at $399,900
  
• Almost NEW Coon Lake Treasure Lakeshore PLUS Acreage !! 2005 built 5BR/3BA on almost 3 wooded acres and 200ft on Coon. Home has 1700+ sq ft finished w/lower level sheetrocked and wired for 1700 more. Priced under $380K.
  
• 6200+Sq ft Ham Lake 2Sty on 3.5 Acres! 6BR/6BA/4 car built in 2005 with picture perfect landscaping, oak floors and huge master suite. Originally listed at $825K but short sale priced at $545K!
  
• BRAND NEW 2BR/1BA/3Car Linwood Rambler on 2.5 Acres Main flr laundry, hickory cabinets, landscaped yard and framed for 2 BR and bath in lower level! Originally listed at $249K now $235K!
  
• Amazing value on 100 Ft of Forest Lake shoreline. 1988 built 3BR/3BA/2Car remodeled inside and out with breathtaking views of Forest Lake available due to relocation. Tax valued at $530K and NOT a short sale but down $150K being offered at $374,900
  
• 3BR/2BA/3CAR on 7 ACRES in Linwood! Built in 2006 custom built rambler in almost new condition. 3 BR on main, private master with whirlpool, front porch. Original asking price $349K but priced short at $249K.

If you are in the market for a great deal on a lakeshore or acreage home, time to get organized because the rules to buy are a bit different in this changed market. Many times you can be submitting your offer to a bank rather than a traditional seller and how they assess your purchase agreement is all business and less heart.

Eight Tips for homebuyers in this CHANGED real estate market:

1. Don't wait until after the holidays! Homes are being listed every day...even in November and December. If you wait until January 1st to contact a REALTOR and loan officer for preapproval, you will miss out on a deal or two. Many people choose to wait out until after the holidays...smart buyers will be ready to write an offer even if the home is listed a few days before Santa arrives!
   
2. Banks LOVE clean offers. Heck...traditional sellers love them too! Buyers MUST be preapproved with credit checked and employment and funds verified. Documentation must accompany the offer or it won't be considered.
   
3. Banks reject lowball offers...often without negotiation. They are a business and know the value of the asset they are selling. Traditional sellers often will be offended by an unreasonable offer and less likely to negotiate. Make sure your agent provides comparable sales to review before writing your offer on the purchase agreement so it makes good sense to both you as a buyer and the seller.
   
4. Well priced homes get multiple offers. Serious buyers put in their best bid first.
   
5. Banks sell homes AS-IS. Homes held in an estate or owned by a relocation company will also routinely require AS-IS agreements.What you see is what you get. Buyers must be prepared to make all necessary repairs out of their own pocket after closing.
   
6. 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. Conversely, traditional sellers and relocation companies will often negotiate to determine who will pay for some types of the inspections. A basic home inspection is usually paid for by the homebuyer.
   
7. Personal property is not included as part of the sale when a lender owns the home. 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. This is not the case with a traditional sale. Make certain every appliance, as well as any other personal property, is listed in the purchase agreement if the home is sold by a traditional seller.
   
8. Having your own REALTOR® to represent your interests is essential. The listing agent is under contract to represent the bank or seller of the property. In many cases, banks do 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 seller...the listing agent is required to tell the seller and their representatives everything that you say about your financing and the amount you are able or willing to pay. But the listing agent is not required to tell you anything in return. The listing agent works only for the seller of the property. Having your own REALTOR® to represent your interests in the transaction usually does not cost anything...It is paid for by the seller.
   

FEATURED Listings in the Twin Cities North Metro:

9+Acres and 5+Garage in Oak Grove $259,900

Rehab and Build Equity in North St. Paul $99,900

Perfect Condo w/Pondview in New Brighton $149,900

Are YOU ready to find a GREAT DEAL on a home in the Twin Cities North Metro? Let me be your professional REALTOR®!

I have never been a hunter but buying an acreage home in Anoka County does present the perfect hunting opportunity now and then. Sure we see a deer run through the yard (or in front of our car) now and then but sometimes the missed opportunities are just GOLDEN! Just a few days ago, I heard quite a commotion in my backyard. Just a few weeks prior to Thanksgiving and we have a rafter of TURKEYS make a visit. We counted at least 40 of them. Quite an opportunity to take a shot or two...with my camera! Enjoy!

FYI--A rafter is the correct term for a group or flock of turkeys.

It will probably not come as a surprise that the unique Ham Lake name wasn't the first choice by the settler's to the area. After all, not many towns would chose to be named after a cut of pork (but the lake really does look like a ham hock from an aerial view). Incorporated in 1974, Ham Lake became a city after over a hundred years of humble but steady growth. The area was first settled in 1855 by a group of Scottish men on the southwest side of Ham Lake. The original name of the community was Glen Carey, which is the Scottish translation of "beautiful valley". Following a prairie fire in 1857, the first settlers moved but the community was resettled again. The new Scandinavian settlers had a hard time with the pronunciation of Glen Carey and soon the fledging community was known as Ham Lake...most probably because the lake in the area has a unique "ham-hock" shape. Anoka County officially was recognized Ham Lake as a township in 1871. In the early 1900's Central Avenue (Highway 65) was a slow commute as it was a wagon trail through the sand and swampland. And we think going through stop light after stop light slows traffic. Though it was graveled and paved at some point, it 1954 before was expanded to four lanes.

There are still four lanes on Highway 65 but traffic is traveling at a brisk 65 mph round the clock now as more people commute to the north. There are many people who look to the Ham Lake area for acreage, executive, luxury and lakeshore homes. However, lately the real estate market has been quite sluggish throughout Anoka County. Ham Lake, MN is seeing homes sell in 2009. There are bright spots across the board with homes selling in all price categories under $400,000, but the bulk of sales is found in the under $300,000 price categories.

New construction sales are not just stagnant; they have completely stopped with only one builder owned new construction home sold since the first of the year. The average Cumulative Days-on-Market (CDOM) is bouncing around in this Anoka County town...down a bit from first quarter in Ham Lake at 202 days, to 158 in the 2nd quarter and back up to 175 for the 3rd quarter.

Inventory is down in Ham Lake from the levels seen in 2008. There are currently 122 homes listed as active on the Twin Cities MLS but a good portion of those homes are in high price categories that are not seeing much activity. Homes over $500K continue to linger on the market for month after month. Homeowners considering selling a home in the Ham Lake area must consider the average time to sell a home in the Twin Cities north metro is approximately 6-8 months but high priced homes are selling in 2-3 years! Right now average inventory levels indicate there is about 15-16 months of inventory in Ham Lake. Having a good price strategy for your home and being prepared for showings will be essential if planning to sell a home in this Anoka County community in 2009.

3rd Quarter 2009 Ham Lake residential real estate statistics for single family homes:

Under $200,000~ 25 Active Listings, 6 Pending Listings, 10 Sold Listings, CDOM 202 (All existing homes)

$200,000-300,000~ 33 Active Listings, 2 Pending Listings, 10 Sold Listings, CDOM 120 (New Construction Subgroup ~ 2 Active, 0 Pending, 0 Sold)

$300,000-400,000~ 36 Active Listings, 5 Pending Listings, 3 Sold Listings, CDOM 295 (New Construction Subgroup ~ 8 Active, 1 Pending, 0 Sold)

$400,000-$500,000~ 9 Active Listings, 1 Pending Listings, 1 Sold Listings, CDOM 130 (New Construction Subgroup ~ 2 Active, 0 Pending, 0 Sold)

$500,000 and Up~ 19 Active Listings, 1 Pending Listings, 0 Sold Listings, (New Construction Subgroup ~ 2 Active, 0 Pending, 0 Sold)

Lakeshore available in the City of Ham Lake

6 Active Listings

Ham Lake lakeshore price range: $185,000-$950,000

7 Homes on Coon Lake
1 Home on Lake Netta
1 Home on Ham Lake
2 Homes on Little Coon Lake

**All Statistical information based on information from the REGIONAL MULTIPLE LISTING SERVICE of MINNESOTA, INC. for the period of 7/1/09 through 9/30/09.

Click HERE to Search for Minnesota Lakeshore or Acreage Home!

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

• Where's the Playground? A Key to Parks in Ham Lake Minnesota
  
• Do you Have your Eye on a Real Estate SLEEPER?
  
• Extremely Affordable Minnesota Lakeshore!
  
• Buying a Home on Minnesota Wetland--Affordable Beauty and Privacy!
  
• 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!
  
• September 2009 Twin Cities Real Estate Market Video Update-Real Estate Statistical Crystal Ball Fuzzy after Tax Credit Expires
  
• Minnesota Lakeshore and Wetland Homesellers--What Should be on the Disclosure?

Home Sales Statistics for other communities in the north metro:

• Forest Lake MN Real Estate Market Statistics 2nd Quarter 2009
• Blaine, MN Real Estate Market Statistics for Second Quarter 2009
• Lino Lakes MN Real Estate Market Statistics 2nd Quarter 2009
• Ham Lake Real Estate Market Statistics 2nd Quarter 2009

As the cool breezes of fall blow into Ham Lake and Anoka County my family finds it is an awesome time to sit by the fire and enjoy the dancing colors and warm glow of the embers. Sharing time with family and friends creates the memories that will keep us warm all winter long!

Literally! Nuts...Acorns to be specific. It's a banner year for the oak trees in our yard! Unfortunately several of the branches that provide shade on our Ham Lake driveway in the summer, drop hundreds thousands of acorns onto our asphalt. We thought that collecting them and bringing bushels of our red and bir acorns to the DNR was a novel idea, but a 3 hour drive to Bemidji for a possible $40 a bushel is not going to happen.

So we elected to shovel the nuts after they ping like hail stones onto our vehicles. We have blown them off the driveway in the past but it doesn't get all the acorn-butter bits that our tires have ground in during the week. Believe me, shoveling is easier than sweeping. After they are dumped onto the edge of our property, the squirrel and white-tailed deer get a one-stop smorgasbord as usually we have a few crabapples in the mix.

What fun it is to live on Minnesota acreage!

Are YOU Dreaming of Life on Minnesota acreage?