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Judy Kivela
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    Years of Experience: 27

    CRS: Certified Residential Specialist
    GRI: Graduate REALTOR® Institute
    CDPE Certified Distress Property Expert, SRS
    WHS: Workforce Housing Specialist

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Kivela Montana Realtors
3100 Harrison Avenue
Butte, Montana
406-491-5777

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Archive for July 2009

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5 Things to Think About Before Renting Out Your Butte Real Estate

Wednesday, July 29th, 2009

If you have a piece of Butte real estate and you’re trying to figure out whether to sell it or rent it, here are a few things to think about before doing either:

1.  How much rent can you charge? Your rent will need to cover the costs, including mortgage, taxes and insurance.  In addition, you’ll need liability insurance, as well as an additional 5 to 10 percent for unexpected maintenance.  If your area’s typical rent amounts won’t cover your costs, you probably don’t want to rent.

2.  Do you have other ways to cover a down payment? If you’re moving to another piece of property, but relying on the equity in your current Butte real estate for the down payment, you don’t want to rent.

3.  Do you have the time? Being a landlord means extra responsibility.  Although it may not take a lot of time, that time can be inconvenient, especially if you have a full time job.  If you can’t picture yourself getting up at odd hours of the night to meet a plumber, you probably don’t want to rent.

4.  Can you afford to give up a tax break? The capital-gains tax exemption is one of the benefits of owning a home.  If you keep the property for five years and live in it for two, you won’t have to pay taxes on the first $250,000.  However, if you rent for more than three years before selling, you’ll owe capital-gains taxes on all of the profit.  If you can’t afford to give up the tax break, you probably don’t want to rent.

5.  Can you handle wear and tear? Not every renter will be careful with your beautiful French windows and teardrop chandeliers.  In addition, if your property has a lot of rooms it will probably attract families with kids.  If you can’t handle the wear and tear from different renters, you probably don’t want to rent.

Renting out Butte real estate isn’t for everyone.  However, if you’re trying to sell your property and having problems finding a buyer, it is something to consider.

If you’re trying to decide if you want to sell your home or rent it, I can help.  Call me today at 406-491-1234 or email for more information.

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Posted in Real Estate | No Comments »

5 Tips on Choosing the Perfect Piece of Butte Real Estate for DIY

Tuesday, July 28th, 2009

If you’re a do-it-yourself kind of person who really likes getting your hands dirty, now is a great opportunity to find a piece of Butte real estate you can enjoy.  As an occasional DIYer myself, I know how hard it can be to find that perfect piece of fixer-upper real estate, but here are a few tips on what to look for:

1.  More ground than house – Almost every do-it-yourselfer I’ve ever met enjoyed puttering in a garden and beautifying a yard.  Not only can it be relaxing, but done right it can also up the value of the place if you decide to sell later.  Having a beautified yard increase the value of the property is much easier to do if you have a large amount of ground to work with.

2.  Expansion possibilities – If it’s a small house (or even a large one), estimate how much room there might be for building an extension.  Sunrooms, an extra bedroom, widening small rooms – everything is a possibility if you have the land and skills necessary.

3.  Wear and tear – While you probably don’t want a piece of Butte real estate that’s falling down around you, a little bit of wear and tear isn’t bad.  Walls that need to be painted, ceilings that need spackling and little things like this give you plenty of room to get dirty without wiping out your budget.  A warning, however.  Make sure you get a place with a little wear and tear, not a money pit.

4.  Lots of small rooms – Nobody likes a small room.  However, if there are a lot of them, you have the option of being able to knock down non-load-bearing walls to expand.  The nice thing about this is that you can rearrange the inside of the house to fit you.

5.  Sloped ground – While you’ll want flat ground around the Butte real estate itself, sloped ground farther out is ideal for  building rock walls or terraces without having to buy a lot of backfill.  Done correctly, terraces can make a beautiful, somewhat inexpensive project.  The trick here is to find large rocks from construction sites.

DIY can be a blast and having a house you can turn into a dream house makes the finished product all that more satisfying!

If you’re looking for that perfect piece of fixer-up property, I can help.  Call me at 406-491-1234 or email me for more information.

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Posted in Homes | 2 Comments »

Your Butte Real Estate Agent and You

Monday, July 27th, 2009

As a Butte real estate agent, I get to meet people from all ends of the spectrum: buyers, sellers, renters, etc.  I also come across other agents, and it constantly amazes me at the different outlooks surrounding the real estate profession.  Many buyers think sellers and real estate agents are out to stiff them.  On the opposite side, many sellers think buyers and agents are out to stiff them.  Unfortunately, even some agents think both are out to stiff them.

I know they say “it’s a dog eat dog world”, but if everybody was truly out to stiff everybody else (rather than just get a fair deal), nothing would ever get done.  There’s a big difference between a good agent and a crummy agent.  So, maybe we all need to be reminded of what a good Butte real estate agent really is:

Your agent is your business associate. They are in the business of finding what you need, whether it’s a house to buy or a buyer for your house.  As a business associate, they look for the best deal for you, because the best deal for you is the best for them.

Your agent is your negotiator. This goes along with the first, but is more in depth.  For instance, if you’re looking at new construction homes and the builder has a “buyer’s agent”, do you really think that agent is there to help you get the best deal?  No, they’re there to help the builder get the best deal.  That’s why you have your own agent there – you know they’re on your side.

Your agent is your friend. Especially when you’re having problems selling your house, you’ll have a lot of worries.  A good Butte real estate agent will be there to listen to them and either a) relieve your worries or b) be understanding of them.

As real estate agents, we understand that selling a house isn’t easy.  We understand that buying a house can be stressful.  We even understand that you may be stuck in a situation you’d rather not be in, such as during a foreclosure.  Good agents aren’t just agents; we’re good friends.

If you need to sell your home or are looking to buy one, I’d love to help you.  Call me today at (406)491-1234 or email me at [email protected].


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Discover Why Your Butte Homes Aren’t Selling

Sunday, July 26th, 2009

Just when you think you’ve done everything you need to do to get your home ready for the market, months pass and your home doesn’t sell. Consider a few factors that can effect your goal of selling your home.

Priced Too High - If your home has an excessive asking price, it will be harder to sell. With so many Butte homes available today, a big price tag may turn buyers off. And, your competition down the street may have the same home but a better price.

The Market – No longer can you simply put a home on the market and watch the offers roll in. Nowadays, you have to be diligent and knowledgeable in your approach. Research the market value of Butte homes in your neighborhood and know what kind of competition you’re up against.  And, understand today’s buyers and what they need in order to make a good offer on a home.

Unfavorable Location – No matter how gorgeous a home is a bad location can hurt sales. Although you can’t change the location, you can be creative in figuring out ways to appeal to buyers. Offer incentives to attract buyers or lower your asking price.

The Appearance – Does your home need some work? If so, you want to attack those issues first before putting your home on the market. Things like dirty carpets and broken appliances can turn buyers off. Try staging your home. This will help to ensure your home dazzles potential buyers.

You Didn’t Consult a Professional – Trying to sell a home yourself can be an extremely daunting task. That’s why you need a real estate professional who knows the ins and outs of the industry and can market your home in the right way.

The good thing is that you can make changes that will improve the situation. Go over all the points listed and address any problems. Once that’s done, you’ll have a better chance of watching your home sell.

Let me give you a free analysis of your home’s value in today’s market.  Just click the following link and fill out the short form.

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Is There a Butte Home for Sale Your Pet Will Love?

Wednesday, July 22nd, 2009

Some pet owners love their pets like children and, if you’re one of them, you’ll be understandably concerned about choosing a Butte home for sale that your pet would be comfortable in.  There are definite ways to make sure you get just that; here are just a few of them:

1.  The features of the home are particularly important.  Before you go shopping for a pet friendly house, make a list of things your pet likes.  Also make a list of things your pet might destroy.  For instance, many cat owners find their pets ripping up the carpet.  A home with wood floors might be ideal.  If you have a dog, it’s probably important to have a fenced yard.  Many things are easy to overlook, but you’ll be sure to consider them if you make a list first.

2.  The home’s layout might be hard on your pet.  If you have an older pet who has a hard time climbing stairs, a Butte home for sale with one story would be better than a two-story home.  Low windows or window ledges are perfect for cats, as well as an out of sight place to store a litter box.  In addition, remember your pet’s size.  The larger the animal, the more yard or bigger space you might need.

3.  The Home Owner Association (HOA) may not allow pets, and those that do allow pets usually have pet restrictions.  Before deciding on a home, make sure that the HOA allows your particular pet.  Don’t take it for granted!  You may end up with severe penalties.

4.  County and City code restrictions may also be an issue.  Several cities also have restrictions on the number of pets, the species and the type.  The pit bull ban is a very good example.

5. A pet friendly neighborhood is the best place for you and your pet.  Look around the neighborhood and see if the neighbors are walking their dogs or have cats sleeping in windows.  Consider if the way they seem to take care of their pets is similar to yours.  If it isn’t, you might want to find another Butte home for sale.

If you’re looking for a home that’s perfect for you and your pet, I can help.  Call me today at 406-491-5777 or email me for more information.

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Posted in Homes for Sale | 1 Comment »

6 Ways to Tell if You Need to Paint Before Putting Up Your Butte Home for Sale

Monday, July 20th, 2009

If you’re putting up your Butte home for sale, it may be time to bring out the brush and spackle.  This doesn’t just mean on the outside, but everywhere.  If you’re not sure whether you need to do it, here are a few ways to tell:

1.  Peeling exterior – You may be used to the home and not see the peeling paint, but, as any real estate agent will tell you, curb appeal is very important.  If buyers don’t like the way your home looks on the outside, they very seldom go inside.  If the paint is peeling, it’s time to redo it.

2.  Eye-catching colors – While you may enjoy your robin’s egg blue house with canary yellow shutters, buyers may not.  A Butte home for sale needs to be painted in a way that the buyers can see themselves living in it.  If your house is painted in unusually eye-catching colors, you need to repaint in neutral tones.  Stick with neutral colors for interior painting also.

3.  Peeling/stained shed - If you have a wooden shed on your property, you might need to repaint it or even replace it.  Exposed wood under the paint is a major detractor and an eyesore.  It may not matter to you, but it will matter to the buyer.

4.  Cracks in the walls - If the interior of your home has little cracks, seal the drywall with spackling and repaint.  Though small, the cracks will be seen as a negative, even if the rest of the house is well cared for.

5.  Cracked tiles or water spots on the ceiling – Who looks up at the ceiling anymore?  The buyer will and will see that unsightly stain in the corner that you haven’t noticed for years.

6.  Artistic inspiration – If you’re an artist and you found the need to express yourself on the walls, you might consider repainting.  Ask your real estate agent before hand; some forms of expression may sell better than others.  It might be slightly painful, so it’s okay if you let someone else do it.

When you have a Butte home for sale you have to be honest with yourself.  Look at the house with fresh eyes and in a buyer’s point of view.  If something stands out, it probably needs to be fixed.

If you’re thinking of selling your home, I’d be happy to give you suggestions on how to make it sparkle so it will sell faster and for more money.  Call me today at 406-491-5777 or email me for more information.

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Butte Real Estate Investment Ideas

Sunday, July 12th, 2009

4 Butte Real Estate Investment Ideas from the Pros

Real estate investments are still going strong and will probably continue to be a popular method of financial gain into the future. Real estate is solid. It is a tangible product that is attractive to both beginning investors and experienced pros. The most important part of getting started in Butte real estate investing is knowing what you’re getting into and what to watch out for. Here are 4 top tips from real estate investment professionals:

Understand the Realities
Real estate investment, like any form of investment, is risky. Do not use money you cannot afford to lose. Careful study, understanding the market, and practice help alleviate a lot of the risks but things happen in the best of situations so don’t play with what you can’t afford to lose.

Research is a Constant
Research in real estate investment isn’t something you do once. Research is constant. It is a daily part of your efforts and should always be at the forefront of your mind. From changing banking methods to market changes, researching and learning must be ongoing to be a successful Butte real estate investor.

Know the Property
Research isn’t limited to financing and the real estate market. You need to thoroughly investigate each property before you buy. Fill out a real estate investment worksheet to see if all the costs associated with the purchase will allow a satisfying profit.

Learn About Personal Protection
Taking risks with the money you have set aside for investment is one thing. Taking risks with your family’s savings, property, and other assets is another. Consider starting an LLC for your real estate investment.  You can choose from a single LLC to cover all of your real estate holdings, or having a separate LLC for each property purchased.

Learning the tricks of the top real estate investors allows you to profit from the experience of those who have gone before you. If you would like more expert advice on Butte real estate investments, give me a call today at (406)-491-5777 or email me.

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Helpful Hints to Avoid Butte Foreclosures

Friday, July 10th, 2009

Foreclosure is a dreaded word at any time, but the present economy makes it a common dread, one that many homeowners share that normally would never enter their minds. There are new government aid programs as well as tried and true methods for combating Butte foreclosures and every homeowner should know them.

Nip It in the Bud

Procrastination is never a good thing but when it comes to foreclosures it is a death sentence. Most homeowners know when they are on shaky ground and starting to have problems paying their mortgage.

Because it is usually the biggest monthly expense, mortgages are often the first thing to suffer when things get tight. Waiting to talk to your mortgage company about problems until you actually begin missing payments doesn’t leave much time to correct the situation, and believe it or not, most mortgage companies would prefer to work things out than have a “dead” non-performing asset on their books.

Call your mortgage company and talk to them about solutions to your problems. When you call, be prepared to explain the situation that is causing your difficulties to prove that there really is a hardship. Most lenders will send you a pre-foreclosure package that guides you and shows you what you need to do to prove you are under financial strain.

HOPE for Homeowners

HOPE is the HUD program that helps homeowners avoid imminent Butte foreclosures. The government program refinances at a lower rate to help people stay in their homes when all other avenues of solution have failed.

Don’t Give Up Without Exhausting All Means

Your home is important and worth the effort it takes to keep it. With the help of the stimulus plan, banks are able to do more than they used to be able (or willing) to do to provide solutions to homeowners to avoid Butte foreclosures.

If you would like more information on what to do in the event of possible foreclosure, please give me a call at 406-491-5777 or email me.

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Green Weekend Projects for Your Butte Home

Thursday, July 9th, 2009

Weekend Green Projects for Your Butte Home

Are you looking for something to do around your Butte home this weekend that will also help the environment? Why not do a quick green renovation at home. Incorporating green products and practices in your home save our natural resources and are better for your health. Here are a few simple projects you can work on this weekend.

1.  Floors. You can easily replace the floor in a room during a weekend. Bamboo and cork floors are excellent environmentally-friendly choices because they are renewable sources. They come in a variety of colors and styles so you can find something that will match your current décor.

2.  Paint. Painting a room is a quick and easy way to change its look. However, traditional paint is loaded with toxic fumes that can aggravate respiratory conditions like asthma. When you paint your next room, choose a paint that contains less or no amounts of dangerous chemicals. Your room will look just as good, and your lungs will be happier.

3.  Windows. If you still have old, single pane windows in your Butte home, it’s time to replace them with double pane energy efficient windows. These newer windows will lower your energy consumption by keeping your home warmer in the winter and cooler in the summer. Additionally, you may be eligible for a Federal Tax Credit for Energy Efficiency of up to $1500 if you purchase Energy Star windows in 2009 or 2010.

4.  Insulation. A well insulated home saves you money and cuts back on the amount of energy you use. Make sure you have adequate insulation in your attic. Check your doors and windows for cracks and leaks that allow air to escape. Seal them with caulk or weather stripping. The Federal Tax Credit for Energy Efficiency applies to Energy Star insulation as well.

    Are you looking for a green Butte home? I specialize in green homes and would be happy to help you find the one that fits your budget and needs. Call me today at 406-491-5777 or email.

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    Tips for Refinancing Your Butte, Montana Home

    Thursday, July 9th, 2009

    5 Things to Think About Before Refinancing Your Butte Home

    If you’re thinking about refinancing your Butte home, you might want to think about a few other things first.

    1. Are the mortgage rates higher or lower than when you first financed your house? If current mortgage rates are lower, refinancing might be a good idea. If they’re higher, however, you should reconsider.
    2. Why are you refinancing? If you’re trying to get a better mortgage rate, it might be a good idea. However, if you’re refinancing to pay off credit cards or go on vacation, not only should your probably not refinance, you probably shouldn’t be going on vacation, either.
    3. Do you currently have a fixed rate or an adjustable rate mortgage? Since mortgage interest rates are still rising, it might be a good idea to refinance to a fixed rate if your mortgage interest is adjustable. However, if you have a low fixed rate mortgage on your [city] home, it probably would be better to stay with it.
    4. How much longer do you plan to stay? If you plan to stay in your Butte home for five years or longer, refinancing might be a good idea. However, if you plan on a shorter amount of time, due to the cost of refinancing, you may end up losing money.
    5. Do you have the money for refinancing? Refinancing a house costs time and money. The fees for refinancing can be a hefty $3,000 or more, which means you may not save any money for two or three years after refinancing your home.

    If you need help refinancing your home or financing a new home, I can help. Call me today at (406)-491-5777 or email me for more information.

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