Viroqua Wisconsin: September 2008

As Halloween approaches, during this time of the year many thoughts are turning to ghosts, goblins and things that go bump in the night. All across the county it's a common sight to spot big bright orange pumpkins piled high on hay wagons along country roads. Others are for sale, stacked neatly on the picnic tables over at the Dairy Queen parking lot. Locally grown and recently harvested these pumpkins are ready for anyone who cares to stop, choose one or more and deposit their payment into the tin can conveniently provided by the marketer. Besides carving pumpkins into ghoulish faces, many may also be planning some scary costume parties. Typically Halloween events include some trick'er treating around the neighborhood, spooky ghost stories and perhaps a visit to a haunted house.

But wait, what if...you are in the market for a house. This question seems to be asked more frequently around Halloween...is this house haunted? Did anyone die here? Haunted houses are technically called stigmatized houses. Of course not everyone believes in ghosts and there is certainly no provable way to verify for sure if ghosts really do exist. However, just the mere mention of them causes some to end up running for the door. The question should be, if a house has a reputation for ghosts, deaths, or gruesome past events does the buyer have a right to know? Do Sellers have an obligation to disclose to a potential new buyer that the home they are about to buy is going to be shared with the ghosts of the past owners? Is there a requirement to disclose that grisly things that happened at a particular address, such as a notorious murder, or a suicide and/or if some past ghastly or supernatural past event still stigmatizes the property?

The answer may surprise you because there does not seem to be any uniformed agreement on this topic. If there is no physical damage that adversely affect the value of the property, it may not be required to be disclosed. However, most Realtors know that there are physiological aspects to this type of property. Usually the buyer will eventually learn of the homes past reputation and most often it will come from a neighbor. So, in most cases it is usually advisable to encourage the seller to disclose these circumstances when the property was the site of a specific act or occurrence, as it may likely have some negative affect on resale values. So, when October draws to an end with witches, bats and goblins starting to appear, if you are living in a haunted house will it be a Trick or Treat.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599

It should come as no big surprise that painting is the least expensive improvement you can make in your home. It also has the biggest impact. Simply put, by just giving any room a new coat of paint it will freshen & clean up its look. Additionally, this low-cost improvement usually will shorten the days it will take to sell. Dark colors make a room feel more intimate and light colors will brighten up any space. Wild colors may scream your personality but when you are selling a home, these rooms should be neutralized. When showing a home I don't want to hear a buyer yelling to their spouse, "Speak up Honey, the paint is so loud in here I can't here what you are saying!" That to me translates into... no sale! The problem with loud wall colors is we all don't like the same colors. So why take chances? Since light neutral tones make a room look bigger and brighter anyway, it gives the buyer an opportunity to basically look at the room size, and layout of the room and any design features of the room without forming an unfair negative opinion based solely on a color that the buyer can't look past, does not like, or does not match their furnishings.

Another thing, nothing will turn off a sale quicker than loud wall colors in a home that is done poorly. A few buyers may really like the artistically well done Pepto-Bismol pink room with purple sponge technique ceiling job, but take my word for it, most won't! Most buyers need to visualize themselves in the home, if they hate the color, they simply cannot see themselves there at all. This is why model homes are almost always painted in beige tones. Professional decorators know, it is better to paint a natural tone, and accessorize with the lipstick red color. From experience in showing many homes, if you do not have Martha Stewart's decorating talent, then play it safe and go neutral when selling. Another key point to remember is many buyers today are previewing your home online first. They are just one click away from voting no to the color in the master bedroom. If they do not like it; it's on to the next home. No second chance there.


A few wall colors that I have seen, that are a guaranteed turn off in selling a home: Girly Pink, Robin eggs blue, Electric Blue, Parrot Green and Black or Purple. You are welcome to comment on any colors you have seen recently that I have missed. Over the years, I think these colors have been the chief offenders. Certainly you can decorate your home how ever you like it, but once you consider selling it, it's time to start thinking neutral. No Hot Pink bathrooms, no Chicken Yellow kitchens, and no Kelly Green walls that would force a buyer to think that paint color must have been on close-out!

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599

Over the many years of selling country farms and homes, one area of difficulty I have encountered, has been finding that a property has an older well in use that does not meet current State Standards. There are still a few properties out there that are served by a spring, a bored well or a dug well. According to current DNR and State laws, these are not up to the current standards required of well construction. When I first inspect a property that I might be listing, I take the time to look carefully at the well and the well pressure systems. Most of the common problems I have personally seen are minor and usually amount to the need to replace the well cap with a vermin sealed cap, or the height of the well casing is not high enough from the ground. These are minor costs and easily repaired by the owner prior to listing a rural property. However, every once in a while I come across a more costly condition where the well will just need to be closed and replaced.

When buying, it is certainly a sensible idea to have a licensed well driller or certified home inspector sample the well on the property, to test it for bacteria and nitrates. This is the most common type of testing done prior to a purchase. The actual well system may also need to be inspected by the well driller or inspector, to see if it is also constructed properly, if it is safe for drinking water, and if it meets State Standards. I have learned over the years, it is best to determine this prior to going on market. I do advise owners to test prior to listing their property. Knowing the general condition, and what type of well is on the rural property first, as it will only come back to haunt a seller at the end of the transaction if the home inspector brings in the failed test results.

Recently one property, which was listed with another Realtor, and that I wrote an offer on, had what is known as a pit well. The construction of a well pit, be it for a well, pump or pressure tank, was PROHIBITED by the 1953 Wisconsin well code. Pits are usually poorly constructed, seldom looked at, subject to flooding and are often unsanitary. Often pit wells are shallow wells, sometimes only 20 to 30 feet deep and can have high bacteria in them from ground water contamination. The entire well needed to be replace at a estimated cost of $5000. When this happens often the buyer will often want it replace at the sellers cost or back out of the purchase and the result is the sale falling apart. Costing lost marketing time, and the seller has to replace the well later, or disclose this to any new buyer prior to the next sale.

Types of Wells: It is important to understand what types of wells you might find when buying a rural property. This is a list of wells:

1. Dug Well: They are typically shallow, 30 feet or less, excavated by hand, or backhoe. The well walls are often lined with rocks, bricks, wood or concrete to prevent surface water from entering the well. Sometimes they have a jet pump, which is external from the well casing. It indicates a shallow well, as this type of pump cannot handle pumping up the water of a well of deeper depth. Often the inspector will recommend this type of well should be replace.

2. Bored Well: Are also shallow wells, but are usually around 50 feet or less, can be line with tin stove pipe, and have been bored with a rig or power driven auger. Often these can have a cistern holding tank for water storage. This type of well can sometimes be upgraded and brought into compliance of current State Standards. Usually the cistern will be closed or bypassed.

3. Sand Point Well: These type often are constructed by hand by using a small drilling machine, sometimes there is no well-head above ground and are fitted with sections of pipe into the ground. This type of well is not commonly found in our area, as sandy soil types are more common for this type of well.

4. Drilled Well: Are deep wells, can be 100, 200 or even 500 feet deep. They are excavated using rotary hydraulic or percussion drilling equipment. The Casing is steel, and the well-head extends above ground. The pump is in the casing and the well is sealed. This type of well meets State well code.

5. Spring well or flowing well: These are surface wells, and springs are relatively shallow in depth. The water percolates to the surface and is susceptible to contamination that they pick up in the soil, barnyards or septic systems. Often found on old farms, in milk houses nearby barns.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599

Regularly I am asked to evaluate a property to determine a sales price. I do what is called a Broker's Price Opinion (BPO). In this case it was an out of State owner, thinking of selling their secluded country cabin. Frequently these cabins are very hard to locate because during the summertime the woods are dense with leaves and the thick underbrush makes them hard to spot. Many private roads are not named and there may not even be a fire-number(addresses) assigned to the property. This particular cabin's access driveway was well hidden & overgrown with 3-foot high weeds. Sometimes the owner has not been up for many years and sometimes they don't even remember were it is anymore; hard to believe but true.

On this particular cabin, I noticed something usual, due to the lack of any regular maintenance and care on the entire backside there were numerous bored holes. It appears that they were made by carpenter bees. I did a little research online and found out this:

Carpenter bees get their name from their ability to drill through wood and make nests in it. Their drilling will create a round hole approximately 1/2 inch in diameter. The hole is usually found on untreated and unpainted wood surfaces. These holes can be found on wood siding, overhangs, decks, fascia boards and window frames. Although the hole appears to be only an inch or two deep, turns out they usually are longer. The female bees bore in anywhere from 6 inches to as long as 4 feet down the length of the wood siding. This then becomes a chamber or egg holder, where eggs are deposited with food then sealed off.  To eliminate carpenter bees, you must treat the nest! On this cabin, it will mean the owner will need to replace the siding on the rear of the cabin. Hopefully it won't involve bees inside the walls too, which will be costly to repair.

If you want to locate a cabin in the deep woods, it is important to get a checklist developed for regular maintenance and care. It may also be good to seal the wood and cut back the dense tree branches to let some sunlight into the area, where this cabin sits it would certainly be a benefit. This property owner will most likely be distressed when they come up again and see all the damage that has already been done by the other residents of the woods.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599

Experience a New Point of View... right form the huge front deck of this comfy country home. It is nearby the Mississippi River, with fishing and boating only a short 5 minutes down the road.

This walkout ranch home is approximately 5 years old and offers up 2 bedrooms, 2 baths with a main floor laundry. This home will keep pleasing any one who is seeking main floor living. But there is even more room, if you are in need of additional bedrooms. The full walkout basement affords plenty of room for expansion and easily could be finished off to meet your needs. It sits on 1.190 acres with several mature trees with plenty of room for gardening and enjoying the privacy of your own land. The home's interior will certainly be a pleasant surprise with a comfortable great room, that has an open kitchen with island bar ideal for easy entertaining and quick meals. The living room floors are carefree laminate in a light oak tone. Down the central hall are the two bedrooms and the shared hallway bath. Then entry to the lower level is near the laundry and the location of a second entry. Asking $139900

See inside and out as Happiness is just a call away, as the home can been seen without delay!

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599 

The least expensive improvement a homeowner can make when selling a home fast for top dollar, is to clean everything! Get out the mops, buckets and cleaning products. Pack up the clutter and polish everything. I have seen my share of dirty homes that don't sell and one very big reason is because they are not sale worthy until they are cleaned! It is often the dirty condition of a re-sale home that prevents a sale; it is not the Realtor's marketing plan. Numerous times I have had Buyers refuse to enter a dirty home, and if they did, their comments could not be repeated.

A short time ago, I had a listing on the market, of which the owner wanted a quick sale, upon suggestion that things needed to be packed up, sorted out, and cleaned up, the response was not good. Instead of cleaning it up, it ended in a canceled listing! Don't get your feeling hurt over dirt, get out the elbow grease and clean it up. That particular home was in a prominent neighborhood, so location was not a factor. The home did have some deferred maintenance problems, which could have been easily fixed for just a few thousand dollars spent, but the real problem was the lack of willingness or any agreement by the owner to clean it up. That home was so cluttered and packed with so much unnecessary stuff that you could not see the corners of any of the rooms for a potential Buyer to ever imagine living there.

I am amazed that this simple and basic rule of selling is not appreciated and is sometimes unwelcomed advise to a few property owners. The first choice of all Buyers is a clean and ready to move-in home. Before you put the "for sale" sign in the yard: CLEAN IT UP! If you want the best price for your home, then the way to get it is simple, clean it. Just like selling a used car, a re-sale home needs to be prepared for the market. Sadly and more often than I expect, when this subject is broached with a few homeowners, they don't respond well to any suggestion that they are living in a dirty and cluttered home. It is hard to understand this, with all the current TV programs like HGTV and the mammoth amount of shows on home improvements, home buying and selling on prime time television.

Below is a check list of preparing your home for sale:

1: Wash the Windows: The windows are one of the first things a buyers notice when they approach a prospective home for sale. They should sparkle inside and out for the best first impression. Clean the window ledges inside and out.

2: The Bath and Kitchen: The state of your bathrooms and kitchen can actually make or break a sale. De-clutter and clean all surfaces thoroughly, including the insides of your cupboards and under the all sinks. Clear off the kitchen counters and leave only those things, which are necessary for day-to-day living. Remember, buyers are buying space and the bigger and brighter, the better. Clear off the refrigerator art work and magnet collections.

3: The Floors: Clean and vacuum your carpets! If there are stains in the carpeting, have them professional cleaned. Keep the kitchen floors moped and free of debris, scrub the corners too!

4: Polish Everything: The doors, furniture, and appliances until they look as good as new. Buyers will be impressed by the extra effort you have taken to make your house shine. Wipe down all switchplates, light fixtures and the bathroom mirror.

5: Make sure your home smells clean. It's one thing to look clean, but your home also needs to smell clean and fresh. Buyers should be welcomed by a pleasant, natural scent the minute they open the front door.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599 

Ah, now that's better... a new smart floorplan and a complete redesign went into this Thrifty-Nifty 2-bedroom ranch home.

The Residence: Here's the buy you have been waiting for; it's informal, carefree and comfortable. Just recently, it went from old and uninspiring to a cozy, comfy and alluringly affordable home! So, with all the renovation completely finished, you can just sit back and reap your rewards since the seller wants it now sold. The living room is spacious and roomy! It has several new windows plus an eye-catching gliding patio door that makes access out to the back deck a breeze. If your taste runs towards Ikea furnishings, then you'll just love the window treatments and the natural earth-tones of all the rooms, the hardwood floors and the living room carpeting. They are very contemporary and very soothing. The central location of the kitchen is the hub of this home; it features rich artistically styled washed honey maple cabinetry, plus plenty of counter top space and newer appliances. There are two bedrooms and a dual entryway into the bath with access from the master.

The Location: The 100 block of Western Avenue is a quiet wooded street right across from the court house park grounds. It is a dead end street with minimal traffic. This little Viroqua Gem of a home sits on an oversized lot, with a terrific backyard. Perfect for those who love to garden and anyone wishing for a private space of their own. Finally there is a huge deck and a carport off the rear of the home. The driveway is shared.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599 

Are investors still out there? Are flippers still hard at work or is most of it just left over inventory from pre-2006?  Those that continue to be successful know what to look for, you need the right house, location, and price range for a rewarding out come and good return on investment.  

Here is an interesting investment property, which I had recently showed to a buyer. What were they thinking; what do you think? I learned later that this unique property was originally an abandoned auto repair shop. Now amazingly transformed by an investor into upscale river frontage retreat dwelling, it's on the market for only $184000. Higher end for the location, but not for the quality found. Some of the divine elements in this spec-home are, granite countertops, wonderful hardware that included fabulous cabinet pulls, doorknobs, and fixtures. The little details are all amazing. There is a new reproduction pressed tin ceiling and mission styled lighting fixtures, which are also magnificent. The décor is a nice mix that has a rustic tone yet flaunts handmade quality. Everything is very tastefully done...  but then there's...

No doubt, there's an outstanding river view. However, here is the deal or maybe not; the home is in a fringe floodplain, it is built to zero lot line with just one little tiny parking stall, and fronts within 4 feet of the highway. There is no potential for a garage, ever. Then, there's the train track. Yes a fright train, which is going to rumble by every other hour, no kidding, 60 feet from the rear wall of the house; "I hear that whistle blowing". I would imagine, the rehabber thought this feature would appeal to a train buff? When I questioned this, I was told, the windows have high-end glass so there is virtually no noise that could be heard. Not having been there when a train passed it remains questionable to me as to the ambiance of this. There are only two bedrooms, both up stairs. The only full bath is in the master; there is a small powder room (no shower) on the main level at the main entry. There are at least 40 steep step leading to the second floor, and the second bedroom is very minute in size.

The imaginary buyer's profile would be: from out of state, is urban, has few friends, can do stairs, loves to bass fish, ice fish, and is passionate over trains!. I would say the view and construction qualities are great. Most first impressions will be Location, Location, Location.  Even with this tremendous view, however, it may be just a little too much Location, Location, Location.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599 

Open House Sunday, 9/14/08 2 P.M. - 3:30 P.M. - Quit Looking...This Is It! Located on a quiet cul-de-sac, close to Viroqua Hills Golf Club (with golf cart path to course) and situated on one acre this is the home you've been looking for. This newer home has an open concept, a vaulted great room ceiling, plus skylights and a top notch kitchen. A great home for comfortable, easy living in possible in this individually designed home. It is a spacious home decorated in neutral, contemporary colors which is well suited for all decorating styles. Just walking through the front door gives you the feeling of "Welcome Home". With the large front windows and skylights the room has a great feeling of spaciousness and light.

The kitchen features handmade cabinets, a large dining bar plus a dining area. Lots of cabinets, lots of countertop space and a pantry make this a great spot for creating great meals for family gatherings or hosting a party. A sliding door leads to the backyard with plenty of space for gardening or playing.

Featuring three bedrooms, and two baths this home has plenty of room for children and/or guests. The master suite features a walk-in closet and large master bath with whirlpool tub plus shower.

The lower level is waiting for the new owner's finishing touches. The lower level has insulated walls and another bath subbed in but not yet dry walled or paneled. The lower level has full sized windows for letting the sunshine in and the possibility of one or two more bedrooms.

A main floor laundry room is away from the main living area helps with traffic flow noise reduction. The home also features a large three car garage with stairs directly to the basement and another set of stairs to the main floor of the home.

 Are you searching for homes to buy in Viroqua or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599 

Velkommen to Swenson Ridge Estates... meet the blending of peaceful organic prairie surroundings and a hilltop nature oriented community. Yes... places like these do exist and these exclusive home-sites are closer than you might expect. Located only 5 minutes from Westby, in the rolling countryside of Christiana Township and only 22 minutes from LaCrosse, convenience is at your front doorstep but the countryside is in your backyard. Swenson Ridge Estates lots vary in size from 3 acres to 6.47 acres with each lot offering up it's own unique ambiance and feel. As a result, you can choose from estate-sized sites offering nice trees, rolling meadows, beautiful views and room to breathe. In addition to wonderfully scenic lots, all parcels front on a paved, end of the lane, township maintained road with power at the lot line.

Just 8 home sites are available in this nature oriented 32-acre community. The lay of the land and the natural features of each parcel, were carefully considered when designing each boundary line, thus providing plenty of privacy and solitude for you, the future homeowner.

PHASE I (North) 19.47 Acres

 Are you searching for homes to buy in Westby or Vernon County Wisconsin

call Mary Strang  therteam.com  RE/MAX Hill Country Realty 608-637-3599