Uncategorized April 29, 2016

Secluded 40 Acre Equestrian Estate – $1,250,000

OVERVIEW

This beautiful gated equestrian estate is surrounded by rolling hills and pastures. The property was originally part of the Guske Homestead, established in the late 1880s, and several historic structures still remain. The massive timber main lodge was built in 1987 and is sited to take full advantage of a magnificent Mount Rainier view. An impressive entry hall leads directly to the main wing of the house with open living and dining areas. Features of this dramatic living space include clear pine floors, a massive stone fireplace, double height ceilings with exposed log construction and a bank of French doors that open to a wrap-around deck overlooking a large spring-fed pond. The eat-in kitchen is open to the main living space and features granite counters, a breakfast bar, a Traulsen commercial grade refrigerator, a secondary Subzero refrigerator, a convection cook-top, Jennair double ovens and a large pantry. The entry hall also provides access to a bedroom currently used as an office and a bathroom with shower. The private master retreat is located upstairs with vaulted wood beam ceilings, a gas fireplace, a loft area, two walk-in closets and a large bathroom with a soaking tub, a stone-walled shower and sauna. The secondary wing of the lodge offers a large family room with gas fireplace, two additional bedrooms and another bathroom. The lodge is served by two separate heating and air conditioning systems for maximum comfort and control. The attached three car garage has a large utility room with sink.

HISTORIC CARETAKER'S HOUSE

The caretaker's house was built in 1905. The main floor includes formal living and dining rooms, an eat-in kitchen and a half bath. Three bedrooms and a full bath are located upstairs. The home also features an unfinished basement, a large carport and a rustic barn that currently serves as a garage.

HORSE FACILITIES

This impressive equestrian facility was designed by Frank Gaunt, one of the top ten racing Thoroughbred owners at Emerald Downs. Gaunt designed the facility primarily for his broodmares and yearlings and for horses in need of rehabbing off the track. The horse components include an approximately 60' x 60' main barn, a 40' x 76' pole barn and a newer 80' x 120' indoor arena. The main barn features six 10' x 12' stalls with direct turn-out, one double sized stall for veterinarian usage, a large concrete center aisle with space for additional stalls if needed, access to a 30 ton hayloft above, a covered wash rack, a two bay shop/garage and a large heated tack room/office with a half bath. The pole barn currently has seven run-in stalls with room for more.

LAND

This gated parcel consists of forty acres of prime pasture land. The grounds offer mature landscaping, old growth fir and cedar trees, three fully fenced dry pastures and three separate paddocks, each with its own loafing shed. A fenced lane off the main barn provides horses with access to separate paddocks and pastures, making pasture rotation easy. Three separate septic systems service the lodge, the caretaker's house and the barn. There are two spring-fed ponds and two separate private wells. An adjacent treed 20 acre parcel is also available for sale.

Uncategorized April 26, 2016

1st Quarter Equestrian Property Sales Remain Stable

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Uncategorized January 18, 2016

Pierce and Thurston County Markets Soften in 4th Quarter

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Uncategorized December 17, 2015

Why Winter is the Best Time to Buy Horse Property

rainydaybluesIn my opinion winter is the best time to buy horse property in Western Washington.  Believe me, I hate trudging through mud and wet pastures during the cold winter as much as the next guy, but there are so many reasons that it makes the most sense to buy this time of year that ultimately the discomfort is worth it.  Following are the reasons why, so gear up and get out there! 

Sellers are more negotiable.  In all my years of selling real estate I find that most people that have property on the market during the holidays and winter months have to sell.  No one wants to be inconvenienced with showing their property and keeping it clean during the holidays, and historically prices are seasonally the lowest from November through February.  Plus, property that has lingered on the market through the summer and fall is probably priced too high.  By the end of the year with the holidays bearing down, sellers are usually frustrated and more likely to sell at a much lower price than they might have in the spring and summer.  Winter is bargain hunting time!

Is the drainage around barns, arenas, and pastures sufficient?  Winter rain brings the perfect opportunity to discover just how good the drainage is surrounding barns, arenas, and pastures.  Horses standing knee deep in mud in their runs equals little to no drainage.  It's bad for horses and bad for you as a buyer.

Consider the roads leading to the property.  I've seen lots of properties on poorly maintained dirt or gravel roads that are lined by trees.  Wind and rain are constant issues in Washington State so be sure that you can get a truck and trailer in and out during a storm and that emergency vehicles can get to you.  Otherwise, tree fall could leave you trapped at your property for days.  Also, if your vehicle is up to the axles in mud and landing in huge potholes on the way to the property, my advice would be to walk away.

Is the hay storage sufficient?  The last thing you want to coordinate is a monthly shipment of hay.  In Washington State, having a dry storage spot for hay is critical.  Fog and moisture in the air can easily mold perfectly dry hay.  Having a heated tack room is also important to help prevent molding of leather tack.  Winter is the perfect time to inspect the hay on the property and search tack rooms and barns for mold.

 Is the property impacted by wetlands?  Most counties in Washington State prohibit grazing animals on, building on or clearing of wetlands.  The presence of wetlands can also be an indicator of potential flooding.  If you're searching for a home during the summer months, wetlands may not be readily apparent, but during the torrential rains we’ve been having lately wetlands are impossible to miss.

Are roofs leaking?  This is so obvious, but barns, arenas and sheds many times have leaky roofs.  Homeowners usually make sure the roof on their house is good, but barns and outbuildings… not so much.  When it’s raining you’ll know right away if there is a problem before you get to the point of an official inspection.

 

 

Jeff Williams has been riding and showing American Quarter Horses since childhood and is a top producing Realtor with Windermere in Tacoma, Washington.  If you have questions about this information please contact Jeff at 253-303-1135 or email him at JeffWilliams@Windermere.com.

 

Buying or Selling Horse Property October 27, 2015

Horse Property Values Continue to Rise

Third quarter 2015 sales data is in, and the outlook for horse properties continues to strengthen. We continue to see stronger demand and higher prices for properties, an imrprovement over third quarter of 2014.  Median sales prices are trending up and sales activity and the number of horse properties sold is still on the rise, the exception being Thurston county which is still lagging the rest of Western Washington.  With relatively low levels of horse property inventory in all counties we should see these trends continue through to next year, and I would expect Thurston county to catch the trend.  Below is a recap of the trends from this year versus previous years by county. 

 

Jeff Williams has been riding and showing American Quarter Horses since childhood and is a top producing Realtor with Windermere in Tacoma, Washington.  If you have questions about this information please contact Jeff at 253-303-1135 or email him at JeffWilliams@Windermere.com.

 

 

 
Buying or Selling Horse PropertyUncategorized May 18, 2015

Horse Property Values Finally on the Rise

First quarter 2015 sales data is in, and the outlook for horse properties looks very promising. As more and more people become comfortable with spending money on recreational activities again, we're seeing stronger demand and higher prices for horses and horse properties… finally!  Median sales prices are trending up and sales activity and the number of horse properties sold is on the rise.  With relatively low levels of horse property inventory in Pierce and King counties we should see these trends continue throughout the summer.  Below is a recap of the trends from this year versus previous years by county. 

 

 

Jeff Williams has been riding and showing American Quarter Horses since childhood and is a top producing Realtor with Windermere in Tacoma, Washington.  If you have questions about this information please contact Jeff at 253-303-1135 or email him at JeffWilliams@Windermere.com.

 

Buying or Selling Horse Property December 10, 2014

Considerations When Buying or Selling Horse Property

As a Realtor who also happens to be President of the Washington State Quarter Horse Association, I'm often asked to help clients who are purchasing or selling a horse property.  Buying or selling a horse property involves a special set of considerations above and beyond those associated with a typical real estate transaction.  Below is a list of things that I believe are critical to consider, things that can significantly affect a horse property's value.
 

1.  Is the property impacted by wetlands?  Most counties in Washington State prohibit grazing animals on, building on or clearing of wetlands.  The presence of wetlands can also be an indicator of potential flooding.  If you're searching for a home during the summer months, wetlands may not be readily apparent.

2.  If the property is served by a well, does the well produce enough water to accomodate the needs of a horse facility?  Making sure there is an adequate year round supply of water is critical.  It's also important to verify that the water is not contaminated.

3.  Is the property zoned within its jurisdiction for the quantity of animals you intend to maintain?  If you plan to board horses for other people or run a tack shop from your farm, are those commercial activities allowed by the county?

4.  Is the land you intend to use for outbuildings and pasture cleared?  In Washington State, there are regulations regarding tree removal that can differ from county to county.  

5.  How does the house interact with the barn and arenas?  In my experience, potential buyers don't like it if the barn is sited too close to the house or too far away.

6.  Think about equipment storage.  The last thing you want to have to do is leave your tractors, trailers and tools outside in the elements, especially in Washington State.  Make sure the property can accomodate equipment inside or at least in a covered shed.

7.  Is the fencing sound?  Wood fencing is beautiful and we all love it for safety and appearance, but replacement and maintenance costs can be crazy expensive.  

8.  Is the hay storage sufficient?  The last thing you want to coordinate is a monthly shipment of hay.  In Washington State, having a dry storage spot for hay is critical.  Fog and moisture in the air can easily mold perfectly dry hay.  Having a heated tack room is also important to help prevent molding of leather tack.

9.  Check on manure disposal regulations before you buy.  Many counties regulate manure disposal and storage, and this can be an added expense for the property owner.  I've seen some properties that require disposal in dumpsters.  You can imagine the costs associated with that.

10.  If additional residences for farm workers are located on the property, is the property zoned for multiple residences and can the septic systems legally accomodate those dwellings?  I've seen a number of properties where illegal septic systems have been installed to accomodate a mobile home for barn help because the zoning doesn't allow multiple residential dwellings on site.

11.  Look for rot everywhere!  Poorly maintained structures that have improper wood to earth contact are frequently rotted.  Don't buy a pole barn that is sitting on rotted posts.

12.  Consider the roads leading to the property.  I've seen lots of properties on poorly maintained dirt or gravel roads that are lined by trees.  Wind and rain are constant issues in Washington State so be sure that you can get a truck and trailer in and out during a storm and that emergency vehicles can get to you.  Otherwise, tree fall could leave you trapped at your property for days.

13.  Is the property wired for a generator?  If you're dependent on electricity at the property, be sure you have a propane fueled back-up generator.  Losing your electric well pump and heat for the house after a major storm could become dangerous for you and your horses in fairly short order.  

14.  Are the barns and outbuildings legally built?  By their nature, horse properties require barns, sheds, pump houses, etc.  I've often seen structures that have been built without permit and that are considered illegal by county officials as a result.  With these types of violations, you could be forced to remove the structures.   Make sure all outbuildings, especially covered arenas, were built with permits.

15.  Not so fast on adding that indoor arena!  Very few counties in western Washington allow large free-span covered arenas to be built in an area that's typically zoned residential.  Check the codes before you buy a property with the intent to expand.

16.  Does the property qualify for or is it currently tax assessed as an agricultural business?  If the property is eligible for Ag status or if that is its current property tax designation, it can mean a significant property tax savings for the owner, but there are strings attached.  Be sure you understand what qualifies the farm for its agricultural designation.  If you're selling an Ag designated property and the new buyer doesn't continue that use, you may be responsible for property tax penalties when you sell.

17.  Lastly, is your Realtor a horse person?  Horse properties require specialized expertise so working with a Realtor who doesn't understand the language and needs of equestrians will put you at a very real disadvantage.  There are a number of marketing tools that I use to get my equestrian listings sold quickly.  A Realtor who's not familiar with equestrian properties won't be able to offer you the same tools.

 

 

Jeff Williams has been riding and showing American Quarter Horses since childhood and is a top producing Realtor with Windermere in Tacoma, Washington.  To learn more about Jeff's equestrian background visit his website Jeff Williams Quarter Horses.