2
Homestead 2019
BECKY PEDERSON MISSOULA
CAROL HOLMAN HAMILTON
LYNN STENERSON MISSOULA
JEREMY ALLRED MISSOULA
TERESA MORRISON MISSOULA
MONTANA HOME LOAN EXPERTS Buying, building or
the solution that best
Montana’s Brand of Banking Homestead 2018
3
Member FDIC | Equal Housing Lenderr
publisher jim strauss
editor emily petrovski Homestead is a special publication of Lee Enterprises and the Missoulian. Copyright 2019.
Index:
Missoulian.com
Home prices rebound ................... 5 Rental costs drop............................ 7 2019 Missoula Housing Report ... 8 Preventative maintenance .......... 20 Bee friendly gardening ............... 24 High-impact projects ................. 28 DIY or contractor? ....................... 30 Preserving charm ........................ 32 Easy home renovations .............. 34
www.prosweepmt.com 406-721-3665 mikeo@prosweepmt.com Call for Free estimate
Protect Your Investment
Add Years of Life to Your Driveway and Beautify Your Home
BEFORE 4
Homestead 2019
AFTER
A resident of a Miller Creek area housing development walks the sidewalk through the newly built homes last year. Between 1990 and 2016, Missoula County filled 32,320 acres of undeveloped land and open space with houses. Thirty percent of those homes were located on lots more than 10 acres but the trend is more people buying into more densly developed neighborhoods where they find less land and less landscape work.
Housing prices set another record DAVID ERICKSON for Homestead Housing prices in Missoula climbed to yet another record high in 2018. The median sales price of a home in the urban area increased 8.1 percent to $290,000, which was the first time since 2011 that Missoula’s price increase was considerably above the national rate of change. In the last ten years, the median sales price of a home in Missoula has increased by 39 percent. That’s according to the Mis-
soula Organization of Realtors, which keeps track of the data every year. “Housing is a key topic for employers, prospective businesses, city leaders, state leaders, and local Montanans,” wrote MOR public affairs director Dwight Easton in the annual housing report. “We think these pages reveal a number of opportunities and challenges for our community. When read comprehensively, we hope the data comes together to provide a more complete picture of our community, from
affordability challenges to demographics, improvements over the years, and the issues that will require our attention in the years to come.” The MOR released its annual report on March 28. In 2018, homes in the price range between $200,000 and $275,000 made up the largest portion of home sales, at 32.6 percent. The number of sales of homes in the more affordable price ranges declined, Easton said, while sales of more expensive price points picked up. Homestead 2019
5
Make Your Move!
Before you hire a contractor or visit with a realtor, talk with the local loan experts at Farmers State Bank. You get a trusted advisor with years of experience walking you through the application and approval process.
Buying, building or remodeling, make your move to Farmers State Bank.
Farmers State Bank www.farmersebank.com
Your Montana Bank Since 1907. Nine Western Montana Locations to Serve You. Member FDIC 6
Homestead 2019
“A tight supply in the Missoula area, especially among the more affordable price points, means that buyers often compete for the same property, driving up the sales price,” Easton wrote. Last year, homes sold at an average of 98.6 percent of their list price. Sales of condos and townhouses dropped 9.6 percent in 2018 but still sold at a higher rate than they did between 2009 and 2016. “In the last three years, condos and townhouses have increased in popularity among buyers partly due to their costs often being lower than a starter house,” Easton said. Homebuying became more of a challenge for "In the last many potential purchasers in 2018, Easton three years, noted. condos and Higher mortgage rates drove up borrow- townhouses ing costs and the cost of construction created have infinancing issues for creased in those looking to build. Foreclosures, however, popularity remained low in 2018. among buy“Missoula homebuyers have continued ers partly due access to several downto their costs payment assistance programs, as well as often being homebuyer and financial education,” he lower than a said. “However, with starter house." such a tight supply of homes at affordable - Dwight price points many buyEaston ers are unable to afford to purchase a home even with down payment assistance programs.” Montana had a strong economy in 2018, and the median income in the state increased 17 percent to $54,311. Missoula saw it’s lowest unemployment rate in several years, dropping down to 2.8 percent in some months. “Yet, with continued population growth, Missoula still had a short supply of affordable homes for sale, a tight rental market, and increasing home prices,” Easton said. The city’s Office of Housing and Community Development is expected to unveil a broad set of policy change proposals to the city council in the spring of 2019 to address rising prices.
Missoula's average rent declines DAVID ERICKSON for Homestead While Missoula’s median home sales price climbed to a record high in 2018, the news for renters was slightly less bitter. Overall, rental prices declined 1.55 percent in 2018, according to the Missoula Organization of Realtors. That provided some relief to Missoula renters, who saw rents increase in nearly every category in 2017. Houses and duplexes reported rent decreases of .37 percent while multiplex rents fell 4.23 percent from 2017 rates. The average rent for a one-bedroom apartment in a multiplex in 2018 was $581 while the average rent for a three-bedroom house was $1,136. From 2009 to 2017, Missoula’s average rent increased 5.5 percent while Montana’s average rent in-
From concept
creased 11.4 percent. Several large apartment complexes have opened in Missoula over the last several years, so the city saw an annual vacancy rate of 3.9 percent in 2018. That’s slightly higher than recent years but is still considered a tight rental market. Multiplexes saw a bigger increase in vacancy rates but homes and duplexes had vacancy rates of 2 percent or less. As of September of 2018, there were 1,777 households on the Missoula Housing Authority’s waiting list for affordable housing vouchers that subsidize rent. That’s an increase of 8.5 percent from 2017. The MHA provided 774 of these Section 8 vouchers last year. No new affordable housing units were added in Missoula in 2018, but the MHA plans to build a 200-unit affordable housing complex in the Northside
neighborhood in 2020. The median income of a Missoula renter declined 4 percent in 2018, to $28,793. That’s in stark contrast to Missoula homeowners, who saw a large jump in their median income to $75,940. The pace of construction dipped slightly in Missoula in 2018, with multi-family building permits declining by 64 percent in the city and 48 percent in the county. Only 18 residential subdivisions, all outside of the city, were approved in 2018. Building costs and possible regulatory issues may have contributed to the slowdown of new construction,” explained Dwight Easton, the public affairs director at the MOR. “Sales of new construction units declined 37 percent in 2018 while the median price of a newly constructed single family home increased 26 percent, to $383,500.”
To completion
RESIDENTIAL • COMMERCIAL • REMODELS • CUSTOM HOMES
(406) 721-1826 edgellbuilding.com Homestead 2019
7
2019 MISSOULA
HOUSING
REPORT
current knowledge, common wisdom: growing a missoula to treasure
Visit missoularealestate.com for current market information 8
Homestead 2018
Released March 2019 A community service provided by the Missoula Organization of REALTORSÂŽ
2019 Missoula Housing Report By the Missoula Organization of Realtors We are pleased to present the “2019 Missoula Housing Report.” Our intention is to provide a comprehensive, credible and neutral picture of Missoula housing that can be used as a tool by community members, businesses, nonprofits and policy makers as they seek to serve Missoula’s needs. Housing is a key topic for employers, prospective businesses, city leaders, state leaders and local Montanans. We think these pages
reveal a number of opportunities and challenges for our community. When read comprehensively, we hope the data comes together to provide a more complete picture of our community, from affordability challenges to demographics, improvements over the years and the issues that will require our attention in the years to come. This is the 14th annual report on housing in the city and county of Missoula, and the content has evolved based on trends, available
information and feedback from readers like you. Please let us know your thoughts on this report and how we might improve it. If, after reading this report, you are interested in getting involved in meeting the housing needs of our community, please contact any of the public or private agencies engaged in local housing mentioned in this report. Additional housing resources are listed on the Missoula Organization of REALTORS® MissoulaRealEstate.com.
Linda Vista Living ShaVer Dr, MiSSouLa
Starting at
Call or go online for your free estimate!
406.251.9818
twomenandatruckmissoula.com 1620 Rodgers St., Ste. 2 | Missoula, MT 59802
Each franchise is independently owned and operated. | U.S. DOT No. 2966913
$260K unDer conStruction
(406) 240-9857 Homestead 2018
9
Median Sales Price of Homes Sold $290,000
$217,500
$145,500
$72,500
$0 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
FIGURE 20
Source: Montana Regional MLS
Condominium & Townhouse Sales 400
$300,000+ $200-300,000
300
$150-200,000 $100-150,000
200
$0-100,000
100
0
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
FIGURE 27 10
Homestead 2018
Source: Montana Regional MLS
Council Groves Apartments
Housing sales
The Missoula real estate market experienced another year of rising prices mixed with a limited supply of more affordable price points. The median price of a home increased 8.1 percent to $290,000 in 2018, and it was the first time since 2011 that Missoula’s price increase was considerably above the national rate of change. In the last ten years, the median price of a home in Missoula has increased by 39 percent. However, homes in the $200,000 to $275,000 range still made up the largest portion of home sales, at 32.6 percent. A tight supply in the Missoula area, especially among the more affordable price points, means that buyers often compete for the same property, driving up the sales price. In 2018, homes sold at an average of 98.6 percent of their list price. Sales of condominiums and townhouses dropped 9.6 percent in 2018 but still outpaced sales from 2009 to 2016. In the last three years, condos and townhouses have increased in popularity among buyers partly due to their costs often being lower than a starter house.
Comparative trends in home prices
The Housing Price Index (HPI) helps us measure appreciation by looking at changes in single-family home prices. The Federal Housing Finance Agency (FHFA) obtains the data by reviewing repeat mortgage transactions on properties purchased or securitized by Fannie Mae and Freddie Mac. When a home is sold, the price is compared to previous sale prices for the same home; the same procedure is followed for refinancing. An index value of 100 equals the value in January 1995. Repeat sales in Missoula in 2018 continued to be higher than other state and national markets, as has been the trend for several years. For the third quarter of 2018, Missoula had an HPI of 278.02, which was 5 percent higher than the third quarter of 2017.
Low-Income Multi-Family Housing
continuing to take applications for 1, 2, 3 & 4 bedroom apartments for placement on waiting list.
AttentIon ALL wAItInG-LIst AppLICAnts: You must respond in March & September to our waiting-list update letters.
After School
MT Relay: 711
Office
Community Room
Computer Lab
406-542-2922 • 1904 S 3rd W, Missoula
Tru PainTing The Right choice for U
(406) 207 - 4Tru Missoula, MT •trupaint@gmail.com
Homestead 2019
11
Number of Homes Sold 1,600
1,200
800
400
0 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
FIGURE 20
Source: Montana Regional MLS
Sales Price Distribution of Homes Sold
$275-$350,000
$350-$425,000 $425-$500,000
$500,000+ $0-$150,000 $150-$200,000 $200-$275,000
12
FIGURE 25
Homestead 2018
Source: Montana Regional MLS
Year-end Interest Rates
Housing finance
Home buying became more of a challenge for many would-be buyers in 2018. Higher mortgage rates drove up borrowing costs, and the cost of construction created financing issues for those looking to build. Foreclosures, however, remained low in 2018. Missoula homebuyers have continued access to several down-payment assistance programs, as well as homebuyer and financial education. However, with such a tight supply of homes at affordable price points many buyers are unable to afford to purchase a home even with down payment assistance programs.
WE ARE THE
6%
5.50% 4.75%
4%
4.75% 4.13% 4.19%
3.75%
4.63%
4.19% 4.50%
3.25%
2%
0%
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
FIGURE 36
Source: Stockman Bank
CARPENTERS UNION.
Representing the highest skilled craftspeople, and a commitment to excellence in the construction industry. BUILD WITH US
LEARN MORE ONLINE AT nwCarpenters.org
Wood Framing
Highways
Bridges
Commercial
Hospitals
Dams
Homestead 2019
13
Annual Rental Vacancy Rates 5% 3.9%
4% 3%
2.9%
3.0%
2016
2017
2% 1% 0%
FIGURE 14
2018
Source: Western Montana Chapter of NARPM
Change in Rent $800
$750
$700
$650
Missoula County Montana
$600 2011
FIGURE 18 14
Homestead 2018
2012
2013
2014
2015
2016
2017
Source: U.S. Census Bureau, American Community Survey
Rental housing
After Missoula’s 2017 increase in rental prices in nearly every category, the majority of rental types saw some kind of price decrease in 2018. Overall, rental prices dropped 1.55 percent in 2018. Houses and duplexes reported rent decreases of 0.37 percent while multiplex rents fell 4.23 percent from 2017 rates. The average rent for a one-bedroom apartment in a multiplex in 2018 was $581 while average rent for a 3-bedroom house was $1,136. The most recent data available for comparing the average Missoula County rent to the average Montana rent comes from 2017. In 2017, Missoula County’s average rent of $792 was $41 more than the Montana average of $751. From 2009 to 2017, Missoula’s average rent increased 5.5 percent while Montana’s average rent increased 11.4 percent.
multiplexes
4+ Bedroom 3 Bedroom 2 Bedroom
2018 2017
1 Bedroom
2016
Studios 4+ Bedroom 3 Bedroom duplexes
Rental prices
Average Cost of Rent
2 Bedroom 1 Bedroom Studios 4+ Bedroom 3 Bedroom
houses
Missoula recorded an annual vacancy rate of 3.9 percent in 2018, which is slightly above recent years but still considered a tight rental market. Multiplexes saw a bigger increase in vacancy rates thanks to new units coming on line, but homes and duplexes had vacancy rates of 2 percent or less. Overall, rental prices declined 1.55 percent in 2018, giving renters some relief. The Missoula Housing Authority (MHA) provided 774 Section 8 vouchers to subsidize rent, but demand for such assistance remains high, with 1,777 households on their Section 8 waiting list (up 8.5 percent from 2017). No new affordable housing units were added in 2018, but MHA plans to bring on 200 new units in 2020.
2 Bedroom 1 Bedroom Studios $0
FIGURE 17
$375
$750
$1,125
$1,500
Source: Western Montana Chapter of NARPM
Experience. Quality. Dr. Jill K. Frazier
Affordable General Dentistry since 1995
Welcoming New Patients 1001 SW Higgins Suite 103 Missoula MT 406.549.6222 www.jillfrazierdds.com
Homestead 2019
15
Rental assistance programs
Housing choice vouchers make private-market housing affordable for low-income families and individuals by paying a portion of the family’s rent. The Missoula Housing Authority (MHA) has 774 available Section 8 vouchers that subsidize rent to private landlords for eligible participants. The Montana Department of Commerce provides another 262 vouchers. Federal funding remained sufficient in 2018 to support all available Section 8 vouchers. Nevertheless, the demand for this type of rental assistance remains high. In September 2018, 1,777 households were on MHA’s Section 8 waiting list, up 8.5 percent from 2017’s 1,637. A total of 1,913 unduplicated households were on all MHA waitlists. MHA also provides permanent supportive housing
Median Sales Price by Neighborhood
vouchers for disabled homeless families and has been able to stretch funding to serve as many as 135 households. MHA is actively involved in the new community effort, known as the Missoula Community Entry System, to address the hardest-to-serve homeless. This “work in progress” made slow progress in 2018 but should make the limited resources more effective. Fortunately, MHA will be building 12 units of permanent supportive housing for the homeless in 2019 and 200 units of affordable housing in 2020. This unprecedented scale of new housing will nearly match that produced in the last ten years. Other developers and the City Housing Department are actively working to produce more affordable housing, especially for vulnerable populations.
Home by Neighborhood Home Sales by Sales Neighborhood 2018 E.Missoula/Clinton E.Missoula/Clinton
E.Missoula/Clinton
2017 2016
Lolo
Lolo
Grant Creek
Grant Creek
Grant Creek
Mullan Rd./ Expressway
Mullan Rd./ Expressway
Mullan Rd./ Expressway
Lolo
Target Range
2018
2018
2017
2017
2016
2016
Target Range Target Range
Miller Creek
Miller Creek
Miller Creek
Central Missoula
Central MissoulaCentral Missoula
Lewis & Clark
Lewis & Clark Lewis & Clark
South Hills
U-Area/Slant Downtown/ Northside
South Hills
South Hills
U-Area/Slant
U-Area/Slant
Downtown/ Northside
Downtown/ Northside
Rattlesnake
Rattlesnake
Rattlesnake $0
$125K
$250K
$375K
$500K
0
FIGURE 30
Source: Montana Regional MLS FIGURE
50
29FIGURE 29
0 100
50 150
100 200
150 250
200 300
250 350
300
35
Source:MLS Montana Regional ML Source: Montana Regional
Conclusion and outlook
Economically, Missoula experienced a strong 2018, but those positive gains have not entirely caught up with the housing market. The median income increased 17 percent, to $54,311, and Missoula had its lowest unemployment rate in several years. Yet, with continued population growth, Missoula still had a short supply of affordable homes for sale, a tight rental market, and increasing home prices. The rental and real estate markets presented a vastly different picture of income, pricing, affordability, and availability. Rental housing had a low annual vacancy rate of 3.9 percent in 2018. While rent prices did decline 1.55 percent, an increasing portion of renters spent more than 30 percent of their income on housing costs, putting them in an economically vulnerable position where it can be difficult to meet other financial obligations. In conjunction, the median income for a Missoula renter declined 4 percent, to $29,793. The affordability challenge for renters is further illustrated by the growing wait list of 1,777 households still hoping to receive one of 774 available Section 8 vouchers. The community has been working for some time on strategic ways to reduce the homeless population. Numbers for Missoula’s single-point-in-time count of homeless individuals declined again in 2018, but the number of children identified as homeless or in unstable housing increased during the 2017-2018 school year. All of this points towards a stressed housing situation for many of Missoula’s residents. While the Missoula Housing Authority was not able to add any new affordable housing units in 2018, they do have plans for 200 new units in 2020, which will be a welcome addition to the housing stock. In contrast, Missoula homeowners saw a large jump in their median income, to $75,940, and the number of homeowners spending more than 30 percent of their
income on housing dropped down to just 22 percent. Despite this, the Housing Affordability Index did still decline in 2018, due to the median price of a home increasing 8.1 percent, to $290,000. The real estate market remained competitive in 2018 with a tight supply of homes under $350,000. The number of sales of homes in the more affordable price ranges declined, while sales of more expensive price points picked up. In addition, would-be homebuyers encountered higher mortgage rates. Construction, however, did not increase in Missoula in 2018 and instead signaled a slowing down of development. Multi-family building permits declined 64 percent in the City of Missoula and 48 percent for the county. While several large, phased subdivisions entered completion, bringing on line 322 new subdivision lots, the startup of new subdivisions slowed. Only18 residential lots, all outside of the city, entered the preliminary plat approval stage. Single family building permits did, however, remain level, as did the number of residential lot sales. Building costs or possible regulatory issues may have contributed to the slowdown of new construction. Sales of new construction units declined 37 percent in 2018 while the median price of a newly constructed single family home increased 26 percent, to $383,500. An improved economy has brought changes, many of them positive, to the Missoula area. But the continued population growth applies a strain on our housing situation. Affordability remains a serious issue for renters as well as would-be homebuyers. And yet, it’s also clear that organizations in Missoula are hard at work developing strategies and programs to provide more affordable housing, to reduce homelessness, and improve the community so that this can be a sustainable home for all Missoulians. Homestead 2019
17
Our Team “The Key to Opening Doors and Closing Transactions.”
Mary Burke Orizotti
THE KEY Call a broker with over 35 years of experience
Owner/Broker 406-490-6061 “Your Favorite Home-girl.”
Rachael Orizotti Rixford Realtor 406-490-9319 “Prioritizing Your Real Estate Needs Daily”
Haley Tomich Realtor 406-207-4119
Your First Decision is Your Most Important
“Handling every step to make the process convenient for you!”
Erika Burke Sales Associate 406-544-8033 “Providing professional marketing strategies.”
Kathy Cotner Broker 406-207-0540
Palmer Park - Commercial Office Space
Superior Office Space Available. Anywhere from 200 to 20,000 sf. Option for customization and tenant improvements to be added to rent and amortized over the lease period. Ample parking and centrally located to all services between Reserve and Broadway. Lease includes onsite management, & maintenance, taxes and insurance, Tenant pays proportion of common area and utilities.
18
Homestead 2018
1720 Brooks Street Suite A, Missoula, MT 59801
Canyon River
Phase 6 & 7 open, now available. New floor-plans & flexible construction timelines. Please call for your private showings today. Call Mary at 406-490-6061
6 Mile Meadows
4 parcels each consisting of +/- 20 acres to build your dream home or choose an existing floor plan. Wells have already been in place and ready for you. Enjoy the open land and views with the proximity to Missoula. Call Rachael at 406-490-9319
(406) 926-2885 burkeorizottirealestate.com
Homestead 2019
19
20
Homestead 2018
On the House:
Preventative home maintenance Rachel Crisp-Philips for Homestead There are many large projects that can improve the comfort and quality of your home, but sometimes it’s the little things that have the most significant long-term impact. Regularly taking the time for preventative maintenance can add years, and value, to the life of any house. When it comes to preventing small things from causing big problems, one of the most important goals is to keep moisture out. Each month, take a look around the foundation of your home, both inside and out, and make note of any new cracks or signs of water leakage. Look up at ceilings, and under sinks, for signs of water stains or drips. Anything new or suspicious should be investigated by a professional as soon as possible in order to avoid more expensive and intrusive repairs later. After seasonal changes or significant weather events, be sure to check up on the status of the soil around the foundation. In addition to keeping this area clear of leaves, sticks, and other debris that can attract moisture, the surrounding soil should maintain a gradual slope away from the house to prevent water from flowing toward the foundation. Every so often, inspect the outside of your home for signs of paint peeling or chipping. Spring is a good time for an annual bath, as removing the built-up grit and
grime will extend the exterior’s appearance and lifespan. Clean out the gutters twice a year, or more, depending on how many trees’ leaves fall around your home. On note of trees, hire a certified arborist every few years to check for signs of illness or deterioration. Dead or dying trees may need removal before their sudden collapse causes damage to your home, or your neighbor’s. Although there are many things
to address outside the home, the indoor living space is where the least prevention proves more efficient than a ton of cure. Floors take a beating throughout the home and require regular maintenance to ensure a long life. Carpeted areas should be vacuumed at least once a week, and professionally deep-cleaned once a year, to keep the pile from becoming matted down and less functional. Wood floors must be inspected for loose nails, screws and early signs of separation or splitting. Even with the best maintenance, indoor wood floors will
need to be refinished every 7-10 years or so to stave off further damage. Outdoor flooring, such as decking or concrete, should be similarly inspected. Smoke alarms and carbon monoxide detectors ought to be tested once a month, with batteries replaced yearly. Also once a year, inspect all fire extinguishers to make sure they are in good working order, and not yet past their expiration date. Make note of the expiration date as well so that you can be prepared to have new units on-hand before they’re needed in an emergency. An easy way to remember yearly tasks such as these is to schedule them to coincide with another event you’re not likely to forget, such as Mother’s Day or Daylight Savings Time. Every week or two, take a good look around potential problem areas such as sinks, cabinets, window and door frames and other crevices to repair any small leaks before they have a chance to grow. Caulk is a great product to have on hand for this task, as it is both affordable and effective in blocking moisture and sealing drafts. Air filters in heaters and air conditioners should be changed once every three months, or every month if you are prone to allergies. Clean filters lead to clean machines, which are more energy efficient and less likely to break down. Air vents should also be vacuumed regularly to remove build-up and improve performance. Homestead 2019
21
•0% Down Payment Assistance •30-year, low interest rate mortgages •Quality in-state servicing
Ask your lender about Montana Housing loans.
HOUSING.MT.GOV
22
Homestead 2019
It’s wise to hire a technician once a year to service all furnaces and AC units, and inspect the ductwork and thermostat. If you have a fireplace, it should be cleaned annually as well. Those with central heat and air may consider a biannual checkup instead of yearly. Another key component of a home’s circulatory system is the plumbing. Maintain the pipes by pouring a bit of boiling water down each drain once a month. Once a year, test the water heater’s pressure shut-off valve as well as draining and flushing the tank or boiler to remove sediment build-up. In the colder months, regularly check exposed pipes for adequate insulation. If your home operates with a septic tank, an annual check and cleaning aids in keeping things moving smoothly. If there’s a sump pump in the basement, it should also be tested every year. In the bathroom, inspect the flapper inside the toilet tank to make sure it doesn’t show signs of wearing out. A toilet that runs more frequently can run up the water bill and indicate that this inexpensive internal component has started to go. When showering, use the bathroom fan or open a window to circulate air and prevent the mold and mildew that thrives in a moist environment. Remove mineral buildup from shower heads and faucet aerators monthly with a vinegar soak. If not already done, a wise one-time task is to make a list of the model and serial number of every appliance in your home. Then, periodically check your list at www.recalls.gov in order to stay ahead of any recall notifications. Most of these items, including outdoor gear such as lawn mowers and snow blowers, should be serviced yearly in order to remain in top condition. Twice a year, clean the coils on the refrigerator with a vacuum cleaner hose attachment, and clean out the drain pan once a month. Also once a month, take a good look at the dishwasher and washing machine to catch any leaks. For the dryer, in addition to cleaning the lint screen after every use, do an annual check of the dryer’s vents for lint buildup which can be a fire hazard. Small steps reap big rewards, and it doesn’t take much time or effort to keep the basic problems at bay. With a little foresight and elbow grease, preventative maintenance done right can have a revitalizing effect on your home.
Homestead 2018
23
Bee friendly Buzzy buddies do more than make honey 24
Homestead 2018
Homestead 2018
25
In the yard:
Bee cause Use plants to make your yard more appealing Emily Petrovski for Homestead While not necessary for all fruit and vegetable plants, some require or benefit from cross pollination from bees or other pollinators. Sunflowers, raspberries, cucumbers, squashes, peaches, huckleberries, cantaloupe, strawberries and apples are among those that need insects to cross
26
Homestead 2019
pollinate. Tomatoes, eggplants and sweet and chili peppers need buzz-pollination from bumble bees and solitary bees to produce the edible portion of the plant. If you’re looking to attract bees, ask your local nursery what the best flowering plants for your area are. A combination of native and non-native plants can still attract these vital pollina-
tors. Nectar-rich non-natives that bees love include small fruits and many garden herbs. Thyme, oregano, basil, mint, clary sage and more can help create a diverse bee garden. Aim for a variety of sizes and shapes of flowers, such as bell, funnel and saucer-shaped plants. Limit the use of insecticides, using organic methods where available.
Building a bee habit of your own There are many ways to build a bee condominium. You could use an old fence post or log, with a variety of holes drilled into it. You could also use a 6x6 cut into 8” sections. Drill a cluster of 4-6 holes about 1 inch apart or various diameters (1/4, 3/8, 7/16). Children can help by painting colorful designs around the entrance holes in non-toxic paint. Bees can’t see red well, so using other colors is a good idea. This is how the bees will recognize their nest out of the crowd. Another option for other pollinators is to build a frame box or house and fill with bamboo sticks or other dried hollow stems. Decorate with bright colors and hang for your local fuzzy friends. Keep blooms coming throughout the growing season to keep the bees coming back. Plant a diversity of flower species to have plentiful blooms during the summer. Early spring options include willows, serviceberry, crocus, calendula, chokecherry, pussy willow and lead plant. Fall flora to consider are sedum, aster, goldenrod, joe-pye wee, rabbitbrush, blanket flower and Rocky Mountain bee plant. Native plants such as blanketflower, clarkia, shooting star,
yellow bells, little larkspur, arrowleaf balsamroot, scarlet paintbrush, silky lupine and hairy false goldenaster are wildflowers that will attract native pollinators as well. Consider buying or building a bee house, which is a great project for kids to join in on. This can create a habitat for the creatures, and allow for more opportunities to observe their fascinating behavior. Different types of bees have different nesting needs. Some make nests in old beetle tunnels
while other nest in the ground. Don’t use pressure-treated wood, as those chemicals can harm the bees you’re trying to create a home for. Bees and other pollinators need water as well. Consider adding a water feature, or adding to one you already have. A few pebbles placed in a bird bath to stick above the water line gives insects a safe place to land. Make sure to dump the water and refresh every few days to kill any potential mosquito larvae. Homestead 2019
27
28
Homestead 2018
In the house:
Five minor projects that look major HomeAdvisor (TNS) Quite often, our tolerance for outdated home interiors wears thin faster than our remodeling budgets expand. If you’re looking for an affordable, demolition-free solution to your design woes, try one of these five high-impact projects. They’ll make your guests wonder, “How’d they manage to remodel their home so effortlessly?” 1. Countertop cover-ups You can make a drastic change to your countertops without the drastic effort and cost of replacement. Use one of many official countertop paint kits to get the look of granite, marble and other stones over surfaces made of Formica, laminate and solid surface. Or, apply a concrete overlay, which works over Formica, laminate, solid surface, ceramic tile and stones like granite and marble. You can also get custom-fabricated quartz overlays that fit over almost any material. Think twice: Self-adhesive paper is an option, but it’s less durable for daily use. Use it on decorative surfaces, but be wary of applying it in the bathroom or kitchen. 2. Zero-demo flooring Removing old flooring can be difficult and time-consuming. If the old floor isn’t warped,
cracked, uneven or damp, you may be able to install new flooring right on top of it. You can either use floating or secured flooring, depending on your materials. Floating flooring locks together over stable surfaces like concrete, tile, wood, linoleum and vinyl without an adhesive. Secured flooring requires an adhesive, such as a thin-set, glue or nails. Think twice: Be mindful of thickness if you use a hardwood for this project so that you don’t have issues with floor height around doors, cabinets and trim. 3. Like-new cabinets You can make it look like you have an entirely new set of cabinets with a quick refinishing. For this project, the existing materials are sanded, cleaned and given a fresh coat of paint or stain. Whether you do it yourself or hire a professional, it will cost much less than new cabinetry. And you can completely switch up the color and design. While you’re at it, upgrade your hardware for a totally “new” look. Think twice: If the cabinet surfaces aren’t in good shape, consider refacing. Refacing costs more, but the cabinets get brandnew doors and a matching veneer to cover blemishes. 4. Fresh-faced tile If you’re living with garish,
old-school tile, here’s some good news: You can paint tile if you prepare it thoroughly and use the right paint. For preparation, you have to clean, sand, repair and prime the surface. Then, you finish it off with a specialized paint. Tile paints come in a range of colors and can even imitate stone. To complete the transformation, consider adding a fresh layer of grout. Think twice: There is a correct paint for each application. For moist environments like bathrooms, there is tub and tile paint. For high-activity applications like flooring, there are acrylic tile paints. 5. Trim and molding upgrades Adding little details like trim and molding can really take your home’s interior to the next level. You can either add flourish and height to existing trim and baseboards, or you can create interest where there is none. Install molding on cabinet door and drawer fronts, around windows, on walls in a frame style, or on your ceiling in an intricate design. The possibilities are endless! Think twice: Typically, homeowners use either wood, mediumdensity fiberboard (MDF) or polystyrene molding and trim for these projects. Keep in mind that MDF doesn’t resist moisture well.
Homestead 2019
29
DIY vs. contractor Doing home improvement yourself sounds like a money saver, but you need to know what you’re taking on before you start. You might spend less on labor, but a project may take twice as long. You also may find yourself spending more money than you planned buying tools and materials, and any mistake you make is your responsibility. The National Association of Home Builders advised possible DIYers to consider a number of factors when deciding whether to do it themselves or to pay a professional. 30
Homestead 2019
Looks matter Have a clear idea of what you want your home to look like when it’s finished. You need to know measurements, the specifics of carpeting, wiring and other features and how technical the work is likely to be to achieve the results you want. If you’re doing a large project, consider having an architect or designer work on the plans. Building and code laws Depending on the size of the project, you may need a building permit, which ensures your project is designed and constructed
according to city building codes. Also know if you’re going to need a professional inspection when the work is complete. Do you have the skills? Consider the entirety of the work. Painting or installing hardwood floors often doesn’t require much expertise; building a deck or another room is more complicated. Be realistic about what you can do. If you’re updating plumbing, electrical work or doing other specialized projects, make sure you have the skill to safely make the changes or hire a subcontractor.
Do you have the tools? Depending on the size of your project, tools can get specialized. Figure out what types of tools you need, what you have and what you can borrow from friends. Some home improvement stores offer tool rentals, which is a less expensive option. Just make sure all of your savings isn’t taken up paying for tools. Material cost Contractors often buy in bulk, which means they pay less for materials. Price out what you need. Keep an eye on the real value A good remodel or addition can increase the value of your property and likely make resale easier. A bad remodel could decrease the value or require you to hire a contractor to fix problems. Always consult a professional if you’re unsure of which direction to take.
Homestead 2019
31
Preserving the charm Tips on renovating an older house Jenna Schuster HomeAdvisor (TNS) There’s a lot of talk these days about the many ways to bring historic homes into the modern era. But if you’ve purchased an older home — or watched enough of the TV shows featuring their renovations — you know that the original features can lend the most charm. Here are some things to consider as you work to maintain the integrity of a vintage home through updates, upgrades and renovations. KNOW WHAT YOU’RE GETTING INTO Historic homes are popular for a reason. They exude charisma and character, and they typically have a lot to offer homeowners looking to personalize a home to make it their own. Of course, there are also other things to consider. Be aware of common issues like lead paint and asbestos in older homes, both of which will need to be addressed before you can safely move in. And also be sure to check the structural integrity of the home’s foundation. Hiring an inspector experienced in older homes will help to ensure that you find and address any non-cosmetic issues at the outset. BECOME A HISTORIAN It’s important to figure out as much as you can about your home right off the bat. Knowing things like when it was built or how the crown molding was done can assist you when it comes time to renovate. Being aware of your home’s history can help you preserve the most important parts of
the design, like transom windows, boot scrapers or Dutch doors. Not to mention, all of that historical knowledge will help you appreciate your space that much more. (Who knows? Maybe you’ll even find out about a resident ghost.)
ances go out of style. When one of the home’s original features starts to deteriorate, it can seem like the end of the world. But you do have a few options. One is to match colors and styles as closely as possible during upgrades.
BE PATIENT AND GENTLE Don’t treat a vintage home like a new home — it was built differently; the materials are older and it requires more attention. A good rule of thumb is to be patient and gentle in all things when working on your older home. Take your time with upgrades or remodels — it’s always better to get the job done right than to throw something together in haste. And by using mild cleaners, protecting fragile design elements and touching up dings and scratches as they come, you’ll be giving your older home the care it needs and deserves.
Many people are able to pull this off with little trouble. But if you truly cannot replicate part of your vintage home, it’s OK to mix it up with modern styles. Many contemporary fixtures work surprisingly well in older homes, and it’s easy to make an old tile pattern new again with some creativity.
MIX AND MATCH Despite superior craftsmanship in older homes, there will always be wear and tear. Paint chips and fades, mortar crumbles and appli-
FEELING OVERWHELMED? There is a lot to consider when it comes to taking care of a historic home. If you’re feeling overwhelmed, don’t be afraid to reach out to the experts at your local historical society. They’ll be more than happy to equip you with tools and information you need to make this transition a breeze. Plus, they should also know of some local contractors who specialize in renovating and preserving older homes! Homestead 2019
33
Easy home renovations Spring cleaning is done, the weather is warm and people are returning to the outdoors — often discovering their houses need a little TLC. For anyone comfortable with a ladder, paint rollers and a hammer, there are a number of doit-yourself home renovations to spruce up your house and not break the bank. This Old House Magazine offered a number of suggestions. Plant a tree Planting an oak or elm for shade, a fruit tree for food, or an evergreen or two to act as a windblocker and a fence can spruce up the yard and block winds. This is long-term investment, but if you want reasonably quick results; research types of trees and find one that grows quickly. TOH said an Arborvitae Green Giant, an evergreen, can grow three feet in a year. Your local nursery can point you to the right tree for your space and climate. Install a ceiling fan or a chandelier Keep your heating and cooling costs down with a vintage-looking ceiling fan, or class up a room with fancy-looking overhead lights. You can change the look and feel of a room by dressing up the ceiling some. You can also add a ceiling medallion around a hanging light fixture. Visit a local lighting store for a wide selection of either. Paint your front door Painting always takes longer than you plan, and usually ends up with more paint in places it’s not supposed to be than you would like, so painting a room or 34
Homestead 2019
an outdoor wall is a big undertaking. But your front door is smaller and more doable and is the first thing people see when they come in, so why not give it a facelift? Go with something vibrant and fun — red or green, perhaps — or a more traditional but warm wood color. Fix up the floor New carpets and hardwood are expensive. You can, however, refinish your vinyl floor so it looks like stone tile. TOH suggested using two colors to create the stones
and white paint to create lines between the stones. Finish it with coats of polyurethane to seal the surface. Build a planter Add a garden to your home, regardless of space. You can build an outdoor planter from wood planks, frame it, attach the sides and the bottom and line the box with plastic. These can be larger, for a backyard, or small enough to fit on windowsills. Then hit the garden store for plants to fill it.
We are pleased to present the “2018 Missoula Housing Report.” Our intention is to provide a com‑picture of Missoula housing that can be used as a tool by community members, businesses, nonprofits, and policy makers as they seek to serve Missoula’s needs. We think these pages reveal a number of opportunities and challenges for our community. When read comprehensively, we hope the data come together to provide a more complete picture of our community, from affordability challenges to demographics, improvements over the years, and the issues that will require our attention in the years to come. The is the thirteenth annual report on housing in the city and county of Missoula, and the content has evolved based on trends, available information, and feedback from readers like you. Please let us know your thoughts on this report and how we might improve it. If, after reading this report, you are interested in getting involved in meeting the housing needs of our community, please contact any of the public or private agencies engaged in local housing mentioned in this report. Additional housing resources are listed on the Missoula Organization of REALTORS® website at www. MissoulaRealEstate.com.
Home Sales
The Missoula real estate market experienced another year of increased activity in 2017, where rising prices and home sales were juxtaposed with a dwindling supply of more affordable price points. The median price of a home increased 5.2 percent to $268,250 in 2017. In the last ten years, the median price of a home has increased by 24.7 percent. However, it’s worth noting that since 2014, the annual increase has closely mirrored the national average. Home sales in 2017 were higher than any other year in the last decade, with a total of 1,543 homes sold. Sales for each quarter were also up over the previous year, with the highest activity during the third quarter’s extremely smoky fire season. Sales of condominiums and townhouses increased by 29 percent in 2017. Most of that surge came from units priced above $200,000. In the
Homestead 2018
35
Median Sales Price of Homes Sold $300,000 $250,000 $200,000 $150,000 $100,000 $50,000 $0 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 Source: Montana Regional MLS
Proud to have served Missoula for 40 years! 422 Madison | Missoula | 549-6106 gardencity.management