2020 SEPTEMBER 49TH ESTATE MAGAZINE

Anchorage

Mat-Su Valley

Kenai Peninsula

YOUR BEST LIFE BEGINS WITH A HOME THAT INSPIRES YOU

907.622.2400

www.somers-sir.com

Bringing Alaska Global Real Estate Connections

September 2020

Get Spoiled by Spinell

YOU CHOOSE THE FLOOR PLAN, WE KEEP YOU ON BUDGET.

CUSTOMIZED FOR YOUR LIFESTYLE AND NEEDS.

OUR TRANSPARENT PROCESS SIMPLIFIES THE BUILDING EXPERIENCE.

RELAX, YOU HAVE A 10-YEAR STRUCTURAL WARRANTY!

WASILLA & PALMER Curry Ridge

Stephanie Gamble (907) 354-0277 Keller Williams Realty Alaska Group

Horizon Estates Starting at $284,100

Starting at $413,200

Hidden Ranch Starting at $265,600

Dove Tree

Starting at $300,000

Eagles Nest

Starting at $332,000

Harmany Ranch Starting at $650,000

EAGLE RIVER

Questa Locke (907) 350-2322 Keller Williams Realty Alaska Group

Eagle Heights at Settlers Bay Starting at $251,400

Settlers Bay

Starting at $233,700

Contact us to learn more about our process.

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49th Estate | adn.com/homes

An Advertising Section of Anchorage Daily News, September 2020

Built by our family for your family Spinell Homes Inc, AK Contractor #220310, Res. #92 & 1572

ANCHORAGE

Lauren Glenn

Keller Williams Realty Alaska Group

Starting at $290,800 Kevin Sigafoos (907) 244-3212

Lois Townhomes Starting at $330,000 Nadine Park Questa Locke Starting at $333,000 (907) 350-2322 Questa Locke (907) 350-2322

The Terraces Starting at $412,850 Kevin Sigafoos (907) 244-3212

Woodhaven Preserve

spinellhomes.com An Advertising Section of Anchorage Daily News, September 2020

OWN A LOT OR LOOKING AT VACANT LAND? We can build anywhere.

Starting at $600,000 Kevin Sigafoos (907) 244-3212

(907) 344–5678 adn.com/homes | 49th Estate

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We don’t play House, We go Hunting!

2769 E Coles Road, Wasilla

9 ,99

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7 $3

This amazing home on 9.59 acres with circular drive, wrap around covered deck, green house, raised beds for growing fresh veggies, wonderful views, and the best part is the home, it has a rustic alaskan feel, with many artistic touches. Also nice cabin for possible rental income or mother in law. This home could be yours.

MLS# 20-11385

4150 S Gon Fishin Drive, Wasilla Closest Town: Wasilla

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Built in 2014, this open floor plan beautiful traditional 2 story home with 3 bedrooms on the same level.

This home has jack n jill bedrooms with the full bath in between, full master suite, 4th bedroom on main level, with kitchen and living area, perfect someone who cannot take stairs and so much more!

MLS# 20-3478

Call Elise Ell Buchholz, Realtor, CRS • 907.242.0442 www.buysellwitheliseell.realtor • www.eliseell.jackwhite.com JACK WHITE REAL ESTATE MAT SU

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An Advertising Section of Anchorage Daily News, September 2020

SERVING THE ENTIRE STATE OF ALASKA

Featured eatured Listing $949,000 River Refuge

Tom Lucas (907) 598-4000

UniqUe & StUnning property located on nearly 10 acreS of prime alaSkan river front property. featUring a “raSmUSSen log” home. private, gated, driveway leading to the property which cloSely overlookS the anchor river.

If you are looking to buy or sell a tract of land, a home, recreational property or business in Alaska, our Mossy Oak Properties land specialists can be trusted to help you. Our team of Alaska agents can get the job done; so, call us first and we will help you find your favorite place.

$149,000 $100,000

$950,000

$270,000

$34,500

1 +/- acre Wooded Lot, 3 bd, 2 bath Ranch Style Home, Recent Upgrades and Hot Tub Close to Fish Creek in Wasilla, AK

1.42-acre Lot with Pad in Gated Community, Private River Access, Bring Your RV and Camp, Elec. Installed - Willow, AK

KENAI RIVER

1.2-acre Lot on the Kenai River, Close to Naptown Rapids – Soldotna, AK OWNER FINANCING!

$285,000 $295,000

Airplane Hangar, 8 Tie Down Spots – Business Op. – Willow, AK Airport

$485,000 $495,000

Fishing Lodge, Guests Cabins and Excellent Salmon Fishing. Close to Ekowok, AK

$1,495,000 $1,750,000

Kenai River Lodge B&B – 6,626 sq. ft.

Newly Remodeled, 13 beds, 11.5 baths One of the Finest Lodges on the Kenai

$79,000

$35,000

$29,000

10 Acres LAKEFRONT - State Land Access Trapper Creek, AK

$1,050,000

44 + Acre Remote Alaska Property - Creek Frontage and Beach Access – Hunting & Fishing - Buildable Ground – Nikiski, AK

$100,000

OWNER FINANCING!

29+ ACRES Willow Airport Hangar with Office Space, 2 Tie Down Spots & Equipment Included

$25,000

40 +/- Acres Parcel Now Available in Willow, AK – Hunt and Multi-Use

$79,000

OCEANFRONT LODGE on 6 acres with Inlet and Mountain Views in Ninilchik, AK

$40,000

BORDERS THREE LAKES!

Beautiful and Private with Mountain Views Fish & Hunt out your front door - Skwentna

$14,950

OWNER FINANCING! Great lakeside Lot in a Great Location with Mountain & Sunset Views – Cheri Lake

7 acres and outdoor activities abound with this 360 sq. ft. Cabin – Yensus Lake

An Advertising Section of Anchorage Daily News, September 2020

Lakefront Cabin on 4.39 acres – Excellent area for Fishing & Hunting – Fish Lakes, AK

State Land, Lake, and Skwentna River Access – Hunting & Fishing – Skwentna, AK

adn.com/homes | 49th Estate

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907-441-9000 | 907-273-7247 | INFO@KATHYJFERNANDEZ.COM | KATHYJFERNANDEZ.COM | FEATURED HOME

$369,900 SOUTHSIDE LIVING • 5BR, 3.25BA, 2,452 SF, 4 Car Gar • Home Warranty • 12327 Gregg Lane #27, Anchorage

soLd iN 9 dAYs!

$449,900 SOUTH PARK SINGLE FAMILY 4BR, 2.5BA, 2,244SF, 2 Car Gar Home Warranty • 10607 Ketch Circle, Anchorage

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“Of all the decisions you’ll make when buying or selling a home, none is more important than the person you choose to represent you.”

Contact Me Today

New ListiNg

$399,900 CUSTOM HOME 3BR, 2BA, 2,468 SF, 2 Car Gar Home Warranty • 1840 Crescent Circle, Anchorage

soLd iN 11 dAYs!

soLd

New ListiNg

$394,900 SOUTH ANCHORAGE TAMARON NEIGHbORHOOD 3BR,2.5BA, 1,630 SF, 3 Car Gar Home Warranty • 9120 Seal Point Circle, Anchorage

$239,900 UPDATED CONDO 3BR, 2BA, 1,372 SF, 2 Car Gar 6322 Fairweather Drive, Anchorage

$190,000 ZONED R2M 30,030 SF LOT L26 Grumman Street, Anchorage

soLd iN 6 dAYs!

soLd iN 2 dAYs!

soLd

$179,900 MILLION DOLLAR VIEW 2BR, 1.5 BA, 1,058 SF, 1 Carport 610 W 47th Avenue #610A, Anchorage

$149,900 UPDATED CONDO 2BR, 2BA, 740 SF, 1 Car Gar Home Warranty • 7240 Huntsmen Circle 4-E

$89,900 CHARMING RANCH CONDO 2BR, 1BA, 787SF, 1 Carport 2605 Palmer Court #D3, Anchorage

49th Estate | adn.com/homes

An Advertising Section of Anchorage Daily News, September 2020

Looking for a new home couldn’t be any easier!

Check out reaLestate.adn.Com

You’re just a click away.

An Advertising Section of Anchorage Daily News, September 2020

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ARE S N O I T C E P HOME INS S N O I T C E P S N NOT CODE I A common misconception is that the ideal home needs to be “Up To Code” when one buys it. But the reality is that once the plans for a home in Anchorage are approved, any future code changes do not apply. So, a foundation excavated in October of 1983, and construction started in January 1984 would not have to comply with the adoption of new codes in 1984. It is a matter of practicality. You cannot expect architects to re-design an entire project because of code changes once they have a set of approved plans on a build not started if the code changes. (As you might imagine there is a flurry of plan submittal every time an adoption date is set to upgrade the codes.)

Practicality The honest truth is that the only way to have a existing home that “meets codes” is to tear it down, and re-build. A home inspector, or appraiser looking at a 1983 home and attempting to see if the home “meets codes” would have to pull out the code books that applied in 1983, and literally go page by page. Even then, it is an impossible task. Most of the code items are concealed.

You cannot see the electrical, the plumbing, the insulation, the structural components … all of these assemblies are concealed behind drywall. This is why code inspections are in multiphases during pre-pour (concrete), pre-insulation, pre-drywall conditions, conditions that allow you to evaluate the work before it is covered up.

The Reality Short of destructive investigations, you just cannot determine if a home was code compliant from a visual walk through on most of the components. On those you can see that are obviously do not meet current code, you would have to pull out the code book to

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see if they were code compliant at the time of construction. This is a good time to say “there is no such thing as grandfathered!”

Just because a component was code approved at the time of construction, if you change the system, you will have to bring it up to code if work is done properly under a MOA permit.

For a home inspector, appraiser, general contractor (without a residential endorsement) or a handyman, we are not authorized to make the statement “this is not to code” unless we hold an ICC (International Construction Code) license that shows we have been board certified through rigorous examination testing that we have an extensive knowledge of the codes from the electrical, mechanical, and structural disciplines. Thus, it is frustrating when I have a handyman, or Realtor begin a conversation about an inspector not properly using codes to describe a defect, or stating the inspector doesn’t know the codes. Actually, most of us do. We also know better than to use the “code” word in our reports. Our own preference is to use the words “current standards” as a way of showing that the construction we observed is poorly conceived.

What use are the Codes then?

Great question! A well trained, competent inspector (or appraiser) will have a rough knowledge of the codes. We will focus on the code changes! It is a hindsight that is most beneficial. In a way codes are an evolving entity, they are put in place, and observed as to how well they perform in practice. Yes, just like the medical profession, it is a “practice” system. If it doesn’t work as designed, the code is changed. We look for these changes. These will highlight what is important for a homebuyer to know. You need to know about major safety issues, things that might hurt you physically. You need to know about major structure issue, things that might hurt you financially.

So, and the end of an inspection there are two very important questions; Is it safe? Are there defects that are going to cost me a ton of money?

An Advertising Section of Anchorage Daily News, September 2020

Spectacular

16847 W Woods Pointe Circle views! Light floods this luxurious home. Impressive tiled entry, gorgeous hardwood flooring, chef’s kitchen, informal and formal living rooms with two beautiful gas fireplaces. Luxurious master suite has walk-in closet with washer & dryer. Mother-in-law or guest bedroom with private exterior access. Amazing home theatre. Enjoy this 4 bedroom, 3.5 bath, 3-car garage, approx. 4,208 s.f.

Prominence Pointe home! $860,000 MLS 20-6112

3660 Eastwind Drive

Spacious

2-story home plus basement with 4 bedrooms upstairs, 2 bedrooms on the basement level. Formal living, dining and family room on the main level. Vaulted ceilings, two fireplaces, real wood floors, stainless steel appliances, granite and solid surface counters, breakfast nook & bar, formal living & dining.

Recreational room in basement that can be used many different ways! 6 bedrooms, 4.5 bathrooms, 3-car garage, approx. 4454 s.f. home. $639,000 MLS 20-10738

1231 West 47th Avenue

Partially remodeled owner's unit has a hip new kitchen, 3 bedrooms, 3.5 baths, living & family room with fireplace, a mother-in-law apartment with a separate entrance, and a 1-car garage plus a detached 1-car garage & shop. The tenant side has 3 bedrooms, 2 baths, living room, family room with fireplace, 1-car garage & fenced yard. Ample parking in the front & back of both units for RV's, cars & toys!

Approx. s.f. 6,272. $610,000 MLS 20-2000

Call me for a privateshowing showing of any of these prestigious homes!

Lisa Herr Lis Herrington Broker, Herrington & Company, LLC Mobile 907.229.6822 lisah@pobox.alaska.net

www.herringtonandcompany.com An Advertising Section of Anchorage Daily News, September 2020

adn.com/homes | 49th Estate

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$275,000

2053 Cliffside Drive, Anchorage Lovely townhome backs to Chester Creek Greenbelt. Fenced yard & 2 decks providing flexibility. All bedrooms upstairs with w/d too! 2car garage, new glass see-through railings enhance this space. Lots of windows, gas fireplace also included.

Wood floor in living room. Tennis courts & RV Parking. Close to hospital, UAA, shopping, Chester Creek Trail System is right there! MLS# 20-11868

Janet Gellert janetgellert@gmail.com

907.440.4146

$91,000 1021 Boston Street, Anchorage Vacant Land. Easy access to downtown and Tikahtnu Mall. East Anchorage- close to Fred Meyer and shopping, Glenn Highway, and JBER. Public Sewer and Water and utilities available.

MLS# 19-16918

Feel like you’re on vacation!

Open floor plan and big bay windows showing grand views of the mountains, ocean, and city.

In-floor radiant heat, new Anderson patio doors opening onto the large deck beckon an indoor/outdoor lifestyle. Heated, oversized 3-car garage perfect for projects or storage, and expansive yard with mature trees, summer fruit – plus a fenced-in portion for your dog. 2,616 s.f. home, 4 bedrooms, 3 baths, $699,000 MLS 20-11861

7605 Upper Huffman

BrettHull Br Hull Realtor® R

Fantastic home in the sought-after Southport area! Open floor plan with

impressive soaring ceilings. Generously sized rooms, oversized 2-car garage, and an abundance of natural light. Located on a quiet low-traffic cul-de-sac with great proximity to the trail system, shopping, schools, and the road system which makes this well cared-for home easy to access from anywhere in Anchorage! $359,900 MLS 20-12351

11072 Retreat Circle

907.351.8047 90 brett@bretthullhomes.com

BrettHullHomes

BrettHullHomes.com Homes

The Real Estate Team Anchorage Trusts®

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An Advertising Section of Anchorage Daily News, September 2020

Kevin Elfrink

lobe Real Estate, LLC

Residential • Income • Commercial

3300 C St., #114 Anchorage, AK. 99503

Cell: (907) 727-2150

Email: kevinelfrink@gmail.com

Thinking about selling? Call me now!

I have buyers and it’s a great time to get your property on the market with the current low inventory.

309 N Bragaw Street, Anchorage $394,000 MLS#18-17228

Investment opportunity! Hard to find. Four Three Bedroom units. Well Maintained. Remodel in 2018. Can be Owner Finance with $50,000.00 Down.

Balance of $379,000.00 @9 @15yrs @ $3,844.07 Principal and Interest.

8828 Arlene Street, Anchorage $684,000 MLS#19-5644

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BACK ON MARKET! HUGE PRICE REDUCTION! Was $750,000.00 PRICE TO SALE QUICKLY! INSPECTION DONE,REPAIRS DONE,TITLE DONE WITH YUKON TITLE WITH,CHRISTINA. Great triplex in a nice area of town! Two units with three bedrooms, and one studio. Tenants pay electric, gas, garbage maintenance and snow removal. Triplex has co-axial 11’ foam walls- sound isolation.

Investment opportunity! Built in 2005

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9549 Brayton Drive, Anchorage $1,795,000 MLS#20-1721

53 mobile home units being sold (must be sold together as a package). Does not include the land.

All mobile homes are located in approved parks throughout the city of Anchorage (i.e. Southwood Manor, Dimond Estates, Penland Park and various other locations in different areas of town).

Monthly Gross Rents $66,000.00 when fully leased, 15 per cent cap rate.

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Multi-family unit in excellent midtown location! Possible owner finance with large down payment.

Property Taxes are approximately $8,400 per year. Property sold as is, where is. Gas cost is an average of 5,300.00 per a year/440 a month.

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3314 Eide Street, Anchorage $619,000 MLS#20-1012

1234 Latouche St, Anchorage $599,000

4 PLEX Income is $4,950 Monthly

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530 Mumford Street, Anchorage Multi-family, 4 Units

An Advertising Section of Anchorage Daily News, September 2020

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10317 Valley Park Drive, Anchorage Single family, 3 Bed, 2 Bath, 2 Car Garage

19236 S Milkof Loop, Eagle River $379,000 MLS# 20-6053

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PUT YoUr lisTings in The sPoTlighT! reserve your space today.

ContaCt Victoria

vhansen@adn.com

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49th Estate | adn.com/homes

Hansen

907.257.4237

An Advertising Section of Anchorage Daily News, September 2020

SWEET EQUITY

• Triplex in Spenard with 30 x 40 shop attached. $389,000 • 2 Two BR units & 1 One BR w/double gar too.

• Needs some work. Easy to Show MLS 20-3407 Hayes St.

LovELY HomE

• Single Family 2400 SF. $284,000 • 2 bedrooms 2 baths but room for a 3rd bedroom, 2 family Rooms and Living Room.

• Granite Counters, Brazilian Cherry Hard Wood floors, Jetted Tub, built 2004.

www.Search4AlaskaHomes.com 3350 Midtown Place, Anchorage, AK 99503 Direct (907) 261-7625 Email pckelly@alaska.net Each Office Independently Owned and Operated.

MLS #20-5708 Call for Showing

ALASKAREALESTATE.COM The most accurate, complete and trusted source of Alaska Real Estate!

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An Advertising Section of Anchorage Daily News, September 2020

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renaissancefireplaces.com

Over 100 Stoves, Fireplaces & Inserts on Display.

2000 E. Dowling Rd. Anchorage, 99507

562-2249

northeat.com Locally Owned and Operated Since 1977

Like Us on Facebook for Up To Date Specials!

DAVE WINDSOR

(907) 727-3300 | windsor@alaska.net

Featured Listings $535K

$1.65M

CASH COW OPPORTUNITY

GENEVA WOODS

22 Acre Lot

5BD | 3BA | 3,360 SF | 9,350 SF Lot Delightful re-modelled home in Geneva Woods with MIL Basement Apartment. Close to Hospital, UAA and ready to move in fully furnished if you prefer.

MLS# 20-6422

The attraction of this 22 acre parcel is the exclusive control of one of the earliest and healthiest Sockeye runs in the State and a huge Silver run in the fall - i.e. the “Salmon Creek� estuary. Two large shop outbuildings and a residence onsite and conveniently located at Mile 2 of Nash Road. We have pro forma calculations that show a return on investment of 23% per annum. Zoned Industrial, at $1,650,000, the possibilities are endless.

MLS# 19-4305 Each Office Independently Owned & Operated | 3350 Midtown Place, Anchorage, AK 99503

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An Advertising Section of Anchorage Daily News, September 2020

Alaska By

Real estate

Dave WindsoR (907) 727-3300 | windsor@alaska.net

Home Inspections In Perspective When I entered the real estate industry in 1990 the Home Inspection was a relatively new idea. The principle of “Caveat Emptor” or “Let the Buyer Beware” had been the way of things prior to that.

The Home Inspection procedure now in place, even though still optional for a buyer, takes a lot of tension and potential lawsuits out of a transaction.

Buyer makes offer, offer is negotiated, buyer performs home inspection, repairs are negotiated, repairs are completed, appraiser reviews property and establishes value, Lender underwrites financing, transaction closes – Bingo!

Unfortunately, there are lots of things that can still go wrong:1) Home Inspector makes error.

2) Home Inspector is nit-picky.

3) Buyer wants seller to fix everything to make home new.

4) Seller is unreasonable about essential repairs.

5) Repairs are not done by licensed or skilled contractor.

6) Appraiser wants more repairs than Buyer cared to worry about.

7) When re-inspections become necessary, who pays for them?

Navigating the Channel: A real estate transaction can be ‘smooth sailing’ but sometimes can be like shooting the rapids. I honestly believe that this is where your Real Estate Professional starts to earn his keep. Managing the white water in what should be a smooth flowing river requires tact, knowledge

3350 Midtown Place Anchorage, AK 99503 Each Office Independently Owned and Operated

and skill. It means the difference between overturning the transaction or safely reaching your destination.

common practice, for the defects to be subdivided into ‘Health and Safety’ matters and ‘Other Deficiencies’.

Home Inspectors should always be ASHI (American Society of Home Inspectors) certified. This at least guarantees a certain level of competence.

There is little point in sellers fighting Health and Safety hazards which are often Muni Code violations also. Even if the Buyer is willing to overlook some of these repairs, the Bank will not. Unless you can prevent the Appraiser from obtaining your Home Inspection Report (which is possible) you may as well agree to fixing all Health and Safety items – and why not? No property should be conveyed with such dangers unless the buyer is totally conscious of the problems and plans to fix them himself.

Homebuyers: When buying a piece of real estate with a structure on it, a buyer should ALWAYS have an independent Home Inspection. No matter how savvy you may be about electrics or plumbing or construction, the independent inspector will issue a report in writing which carries legal and moral weight if repairs are needed.

Good for Sellers Too: Homesellers should have no objection to their home being professionally reviewed. Not only do the sellers want a clear conscience, particularly over health and safety issues, but they also want release of liability.

In this litigious age it is so easy to get sued later by a disgruntled buyer.

This risk is enhanced by the Property Disclosure Statutes (AS 34.70) in Alaska which require several pages of specific answers to direct questions and can cost you ‘Triple Damages’ if you fail to mention something as a seller. Sellers should always encourage a Home Inspection for this reason alone. You want the Buyers to know exactly what they are purchasing. Then, at closing, when they certify that all the terms of the agreement have been met, you will sleep much better at night.

Types of Repairs: Most inspectors provide a large report body with details of each sub-category of the inspection.

In addition, and most importantly, they typically provide an ‘Inspection Summary’ essentially listing the defects that require attention. It is helpful, and

An Advertising Section of Anchorage Daily News, September 2020

Other Deficiencies: This is where the trouble starts. All used properties have deficiencies. If a buyer wants a new home, the buyer should buy new construction. Homebuyers must understand that a pre-owned home will have deficiencies and that it is unreasonable to expect the seller to correct every single one.

In the matter of ‘Other Deficiencies’, be reasonable. Some inspectors include a third category of ‘Recommended Upgrades’ and now we’re in the twilight zone! It’s not wrong for an inspector to recommend upgrades but it is really pushing the envelope when a buyer wants the seller to ‘upgrade’ aspects of the property presented as ‘pre-owned’ and built some 10 or 20 years ago.

Home Inspections are fair for everyone so long as you keep the right perspective.

Dave Windsor is an Associate Broker at RE/MAX Dynamic Properties with over 30 years of experience in the Anchorage real estate market. Dave’s services are available to both Buyers and Sellers of Residential or Income Properties.

adn.com/homes | 49th Estate

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That Listing Is On The Market MLS Alaska MLS is the Marketplace!

AlaskaRealEstate.com Making the Market Work!

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An Advertising Section of Anchorage Daily News, September 2020