Area Real Estate News & Market Trends

You’ll find my blog to be a wealth of information, covering everything from local market movement, new business relocation and valuable home information to community happenings along with fun facts.  That’s because I care about the community and want to help you find your place in it. Please reach out if you have any questions at all. I’d love to talk with you! Tom

Feb. 25, 2020

Shield Your Money with a DST

Shield your Capital with a DSTno tax

Here's a little know way to shield your capital gains against taxes.  

Do you own investment property that you would like to sell, but don't want to take the tax hit?

As you may know Section 1031 of the Internal Revenue Code provides a means to defer capital gains taxes that arise from the sale of a business or investment property.  By exchanging your property for like-kind real estate  you may defer taxes and use your proceeds to buy a replacement property.  Of course there are guidelines for transacting this exchange and it can be done properly to your advantage.

Here's the little known angle on this exchange idea.  Say you want to sell your investment property because you don’t really want to manage property anymore or don't want to take the risk of trying to find a like-kind property in a rapidly selling market.  Then consider a Delaware statutory trust or DST.  This permits a fractional ownership where multiple investors can share ownership in a single property or a portfolio of properties.  A DST removes the decision making responsibility away from the investor and uses an experienced sponsor affiliated trust. 

Here are a few benefits of a DST 1031 exchange:

  1. You no longer have any management responsibilities.
  2. You have access to high quality properties where you wouldn't normally be able to invest.
  3. You limit your personal liability.
  4. You can diversify your investment across property types.
  5. For estate planning all 1031 exchange investments receive a step up in cost basis so your heirs will not inherit capital gains liabilities and they won't have the burden of management.
  6. Eliminates the potential left over "boot" that would otherwise be taxable.
  7. As the investor you can swap properties in the DST structure until the investors death.

This is a great potential alternative if you are tired of managing your investment properties and do not want take a huge tax hit for yourself or your family.  You can sell your local property and roll it into a DST with peace of mind.  You should always consult a tax advisor regarding a 1031 exchange.

If you would like more information on the value of your current property or more information on a DST and how it works give me a call. 


Jan. 29, 2020

Peace of Mind on the Move

One of the most daunting experiences in life is moving.  In particular if you have been living in one location any amount of time or even down-sizing.  I am constantly looking for ways to bring moments of value to my clients and I am exciting to share one of these with you today.

As the Baby Boom generation retires through 2030 it will account for about one fifth of the US population and is our fastest growing population segment.    

Our mobile society has evolved by moving jobs and careers all over the world.  Families used to seldom move away from their roots, but this mobility has changed everything.  Children often leave the communities they grew up in to find more or better employment or seek new opportunities that were not once abundant.  This leaves many seniors without the resources and family support when it comes time to move.  My own personal experience with elderly parents testifies to just how much they depend on help when making a move.  So, what happens when you don't have that support?  Now there is an option that I am happy to share with you.  It is called senior move management and I have a friend in Cheyenne that has a business in senior transition services called Sunny Solutions, LLC.

The benefits to anyone contemplating a move are numerous.  First, planning ahead is always the greatest benefit in most things we do.  Then you have the relief knowing someone is there to help and support you.  By having the assistance to tackle 20, 30, 40 or 50 years worth of accumulation goes from mind boggling to manageable.  Helping you preserve your precious memories in either photographs or other keep-sakes. Assisting you with what to keep and what to eliminate, and then do you throw it away or is there real value to either a charity or your bank account.  This process done on your own can be mind numbing.  Space planning is another benefit in helping you lay out the things you intend to keep or want in a new location.  This also helps you decide what to keep or not.  A professional move manager is not as expensive as you would think and you should not doubt the power of an outside expert.  If you are moving into senior living they have the experience and understanding of the alternatives and financial resources necessary for each.

If you or someone you know are planning a move to downsize why not enjoy the peace of mind and help of an experienced professional.

Call me and I would be proud to introduce you to Mary Lewis who is a professional senior move manager and an NASMM member.   


Jan. 21, 2020

2020 Color and decor trends

Home Painting

The major paint companies have raised their flags for the "go to" colors this year.  We'll see if the nation of home owners agree.  Companies tend to predict the color trends based on customer feedback and color trends in general.  Of course not all the new colors across every industry work in real estate.  Although, I have nearly choked when I have seen some of the screaming colors people pick for their homes that clearly didn't belong on a house.

The earth tone inspired colors are back with a twist, pastel.  Blues, greens and pinks are dominating the field.  Bear in mind these colors are trending for interior only.  I hope.

Pinky beige from Sherwin Williams is an elegant pastel for a dining room or formal living room. 



Valspars' greens are a traditional elegance that breathes life into a home and work well for bathrooms or bedrooms.  Valley Haze 5004-5C, Dreamy Clouds 5002-5B, Soft Silk 7004-2 as seen above.



Or a naval blue accent from PPG called Chinese Porcelain, the color of the year.

    A definitive statement for entry ways or dining rooms.


As you can imagine there are hundreds more but the selection of pastels this year are intriguing.  The variations are exciting and you can be relatively sure you will have a unique combination for your home based on your tastes that aren't necessarily duplicated.  The beauty of the internet and the sophisticated websites paint companies use give you plenty of opportunity to browse colors in the comfort of your own chair and not the concrete floors at paint stores.  Valspar has a virtual painter that is pretty cool to explore loading up your own photos.


Home Decor

In home décor "conversation spaces" are trending into peoples lives as they long for time together sans the smart phone.  Kitchens have always been the common area for grazing rights and this will continue with more emphasis toward intentional design.


Lighting continues to be a big market as people enjoy the advantages of LED and the endless designs that come with that flexibility.  Pendant lighting, and mood lighting are popular. 


Local souvenirs make their way into homes as décor pieces, yes I believe Cheyenne Frontiers Days counts, in moderation, as folks like to share their stories in a décor setting.  I see this more and more with the younger home buyers.  So every home has its story.


As the earthly pastels in painting bloom, more furnishing will be organic and natural material.  While there is still a metal trend in the Cheyenne market I bet you will begin to see more of the shift away from the cold grays.




Posted in Home Improvements
Jan. 7, 2020

Home Remodeling R.O.I.

So HGTV has poisoned the old well.

The real estate shows on TV crack me up.  So much drama and so much un-reality, or un-realty. Pun intended.  We know they didn't really remodel that kitchen in an hour, but they didn't do in 2 weeks either.   There is no doubt that improving your home, provided it's done professionally, will improve the value and if you are planning to sell, the marketability.  The questions come to me often, which things should be done to help and do they make cents.  Sorry, I couldn't help myself.


First of all, if you are planning on owning your home for at least three years why not consider doing those upgrades today and enjoying them for yourself.  I see it repeated frequently where folks fix up their home in just in time to sell.  The old standards for improvements were mainly finishes like paint, carpet, vinyl flooring and the like.  That old well has been capped.  The new wells owned by Lowes, Home Depot, and the like, have opened up the possibilities like nothing before.  Take cabinet hardware.  The choices are mind boggling and combine the hundreds of other design choices for a single room and you can easily become dazed.  Americans spend $400 billion annually on home remodeling.  Many folks find the idea of remodeling overwhelming.  About a third of home owners would rather move than remodel.  But if you are in the over 50% that would remodel then having some knowledge of what that means in cost and value to your home can be important.  When remodeling is completed it also increases the desire and enjoyment to be in your home.


If you are planning on staying in your home then your budget is probably based on preference and affordability.  If you plan to sell in the next three years, understanding and  balancing your preferences with the cost of the project is important.  The National Association of Realtors has released their 2019 Remodeling Impact Report and here are some of the take-away's that you should find helpful.  If you would like a copy of the full list, approximate costs and descriptions feel free to email at and I send you a copy of the report.   Here's the top five interior and exterior remodeling projects based on the return of your investment:


Interior:  1.) New wood flooring 106%, 2.) refinishing wood floors 100%, 3.) new HVAC (heating & AC) 85%, 4.) upgrade insulation 84% and 5.) finish basement for living 64%.


Exterior:  1.) New roof 107%, 2.) new garage door 95%, 3.) fiber-cement siding 75%, 4.) new front door 75% and 5.) new vinyl windows 71%.


There is something special about an upgrade to rooms or components, and the market feels it.  With so many choices of design features you can really make a personal statement about your home.  But, again if you plan to sell in the near future the market may not make the same statement.  If you would like to know more about what makes sense in your remodel project I would be happy to share my thoughts and experience.  Just call or email me.



P.S.  Watch for my next blog on the current trends for design and color in real estate.


Posted in Home Improvements
Jan. 2, 2020

A new year to learn.

Meet me at the new blog.

Cheyenne Year-End Market 

Good morning to a new year my friends,

Pardon the visual, but I need to download my brain.  After 37 years of doing this stuff, I want to share what should be of value to my friends.  In preparation for 2020 I launched a new robust website in December.   It will also feature weekly blogs designed to be beneficial for you, my friend and client.  They will include, of course, real estate subjects as well as local events and issues related to real estate.  These blogs will not be canned, packaged or processed by hired ghost writers or anyone else.  They will be written by me personally with nothing artificial added.  I have enjoyed writing for many years, but this will be a new endeavor for me so please be patient with the stretching of my neoencephalon.  Yes, I had to look it up too.  I would encourage and appreciate your constructive feedback.


So, where to start?  How about the end, the end last year.   Most folks probably are aware of the growth in our market and economy over the last several years.  It has accelerated since 2011 with the third quarter of 2019 ending with an annual average 6.7% appreciation of real estate values in Cheyenne according to the Federal Housing Finance Agency.  To put this in context the last three years were 4.7, 5.0 and 5.5% respectively.  I provided a chart in a mailing last year from FHFA for Cheyenne and if you are interested I'll forward you the recent copy.  I have experienced four growth cycles in Cheyenne since 1983 and if you look at the trends, appreciation begins to subside after the 3rd or 4th year of growth in every cycle.  As trends forecast, that means we could see that probability of lower appreciation in 2020.  In the next 5 years I do believe we will continue to have demand for buying that will favor a steady momentum in our Cheyenne real estate market.  As values slowly continue to climb, now is a great time to buy your real estate with continuing historical low interest, because even as appreciation slows, values are still going up.  If you have questions about your real estate future and would like to talk to me feel free to call.


When experience counts,



P.S. Next time I will cover the home improvements currently capturing the highest return for your money.


Dec. 2, 2019

Curious About Local Real Estate?

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Curious about local real estate? So are we! Every month we review trends in our real estate market and consider the number of homes on the market in each price tier, the amount of time particular homes have been listed for sale, specific neighborhood trends, the median price and square footage of each home sold and so much more. We’d love to invite you to do the same!

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You can sign up here to receive your own market report, delivered as often as you like! It contains current information on pending, active and just sold properties so you can see actual homes in your neighborhood. You can review your area on a larger scale, as well, by refining your search to include properties across the city or county. As you notice price and size trends, please contact us for clarification or to have any questions answered.

We can definitely fill you in on details that are not listed on the report and help you determine the best home for you. If you are wondering if now is the time to sell, please try out our INSTANT home value tool. You’ll get an estimate on the value of your property in today’s market. Either way, we hope to hear from you soon as you get to know our neighborhoods and local real estate market better.

Posted in Market Updates
Nov. 20, 2019

Kicking off a new site with real estate's advent.

Image may contain: 3 people, people standing

My first blog on my new site commemorates the advent of real estate as we know it.


A Knight at Home

The gait was smooth as he strode into Runnymede. The tension was high with anticipation as the sound of horses, leather and the steel of armor and weapons noted their presence on a late spring day. It was a way of life for William to do the crafted dance around kings, knights and barons that proved his knightly longevity to become Earl of Pembroke. June 15, 1215 bore the Magna Carta and William played a crucial role. A balance of power was forced upon King John of England by a council of 25 Barons who were fed up with the indiscriminate abuse of power by the king. William Marshall, a knight of great reputation to both sides, helped broker the "Great Charter".

Among the many rights of the Magna Carta which have thread their way through history into our Constitution, the "fee simple estate" has had a most positive and profound effect on the economic wealth of our country.

The Fifth Amendment guarantees that "no person shall be deprived of life, liberty, or property, without due process of law" a phrase that was derived from the Magna Carta.

The ownership of your home enjoys the benefit of "fee simple absolute" or fee simple which is the highest estate permitted by law. It gives you the right to possess your property and hold for an indeterminate amount of time. The word "fee" was derived from the word "fief" which was a feudal land holding subject to the king's conditions and desire. When the feudal land system was abolished all fiefs became "simple" without conditions attached to the possession and benefit of your home. Hence fee simple.

You can thank, in part, a knight of great repute and chivalry for the enjoyment you have in owning your home. Sir William Marshall, Earl of Pembroke.

By: Tom Jacobson