The Spouses Real Estate Blog Reporting and comenting on all things real estate February 2008
Fairbanks Relocation - Health Care
A vital part of any community is its medical and health care care centers. Fairbanks Memorial Hospital is the flagship of medical community in Fairbanks. A non-profit community hospital, Fairbanks Memorial is owned by the Greater Fairbanks Community Hospital Foundation with Banner Health Systems managing the day to day operations. While Banner Healthy Systems are paid an annual administrative fee, all other net operational revenues remain in Fairbanks and are reinvested in the hospital campus as well as used to provide community services for the citizens of Fairbanks and Interior Alaska.
* Denali Center is a 92 bed care facility on the Fairbanks Memorial Campus. Privately operated Carriage North was acquired by the FMH Foundation in 1982 and reborn as Denali Center. Aspen Way is a short term care inpatient care program (less than 90 days) providing medical and rehabilitation services and coordinates Home Health Care services. Willow Run provides a safe, secure facility for the care of patients suffering from Alzheimer's disease and other dementias.
* Fairbanks Imaging Center offers a complete spectrum of diagnostic services including Alaska's first 64-slice CT scanner, two sate-of-the-art MRI's, two Nuclear Medicine cameras, digital mammography, ultrasound services, bone densitometry, stress tests and general radiology services.
* Fairbanks Clinic is also located on the FMH Campus and provides family and occupational health services, pediatric services, obstetrics and gynecology as well as OB/GYN ultrasound services.
Eye Clinic of Fairbanks maintains two locations in Fairbanks; 1919 Lathrop (FHM Campus) and at the Tanana Valley Clinic. Both locations provide comprehensive eye care, emergency and trauma care, medical/surgical treatments, cataract surgery, refractive surgery, oculoplastic lid surgery, strabismus surgery, corneal transplant surgery, diabetic eye disease care and laser surgery for medical care.
Quest Diagnostics provides routine lab tests, blood alcohol testing, pediatric testing, glucose tolerance testing as well as DOT collections.
Sportsmedicine Fairbanks Orthopaedic Center is the group to see for orthopaedic medical treatment. Services include treatment of fractures, dislocations and sprains, arthritis, tendonitis, sports injuries, arthoscopic surgery, endoscopic surgery, carpal tunnel surgery, hand and upper extremity surgery as well as foot and ankle surgery and X-ray diagnostics. Dr. Keller and his team are easily among the best in Fairbanks.
Located next door to the Tanana Valley Clinic is TVC 1st Care Clinic, which provides immediate non-emergency medical care to patients on a first come, first serve basis from 8AM - 8PM daily.
Fairbanks Urgent Care Center, (907-452-2178) located on Airport Way also provides immediate non-emergency medical care to patients 7 days a week including minor medical emergencies, treatment of acute illness, sports/school physicals, ICC/DOT physicals, drug & alcohol screening as well as treatment of work related injury and illness.
In addition to traditional medical service, Fairbanks is home to the Holistic Medical Clinic, which provides naturopathy, acupuncture services, body work, homeopathics, craniosacral, herbal medicine, nutrition, detoxification therapy, NAET treatments, colon hydrotheraphy, flower remedies, ADD treatment, hydrotherapy, hypnosis psychotherapy, infertility treatment, lifestyle enhancement, nutritional therapies and an array of women's health services.
Another alternative to traditional medical care is the Alaska Center for Natural Medicine practitioners utilize nutrition, herbs, acupuncture, chiropractic, massage, counseling, allergy desensitization and other modalities to solve health problems.
For our furry, four legged, winged, slithering, scaly friends, Fairbanks offers some of the best veterinary care in Alaska.
* Mt. McKinley Animal Hospital has been a fixture in Fairbanks since 1971. Although Dr. Sachtjen has retired, Mt. McKinley is staffed with caring, attentive veterinarians who truly do care for your pet as if it were their own.
* Golden Heart Veterinary Services - 615 University Avenue - 907-479-4791
* North Pole Veterinary Hospital - 2942 Hurts road - 907-488-2335
* After Hours Veterinary Emergency Clinic - 1343 Great View Lane - 907-479-2700
Alaska Recreation - Camping in the Interior
One of our favorite ways to spend a free weekend is to pack a few clothes, fuel up on diesel and groceries and head off for a camping weekend. We're fortunate in that living in Interior Alaska Mother Nature has provided us with an abundance of natural beauty to enjoy. If you're new to the area or just new to RVing and are dreaming of warmer temps to break out the camping gear, consider this your mid-winter inspiration. Start gathering your outdoor gear... the snow will begin to melt soon and spring will soon be here.
Alaska State Park System
Birch Lake State Recreation Site - Nestled between a lilypad covered lake and forested wetlands, Birth Lake Park has 17 long parking spaces for RV's, 3 short parking spaces for smaller self contained RV's and 5 tent camping sites. Popular with fishers and jet skiers in the summer and snow machines and ice fishers in the winter. The lake is stocked with rainbow trout, king and silver salmon, grayling and arctic char. A 16' x 20' cabin with accommodations for 6 people is available for rent between September 16th and May 1st.
Chena River State Recreation Area - known as Chena Wayside) is located in Fairbanks on University Avenue. This 29-acre park sits on the banks of the Chena River. Facilities include over 60 campsites for vehicles, 11 have electric and water hookup, five walk-in campsites, picnic sites along the river, drinking water, restrooms with flush toilets, dump station, boat launch, and river-side walking trails. For group use by reservation, there is a playfield with a shelter.
Chena River State Recreation Area is another personal favorite - This quarter million acre park offers miles of trails, campgrounds, and entry/exit points to Chena River, all in the heart of Alaska. In addition to the many river access points which are open (accessible) during the summer months, there are three developed campgrounds - Rosehip Campground at Mile 27 of Chena Hot Springs Road - Tors Trail Campground at Milepost 39 and Red Squirrel Campground/Picnic Area at Milepost 43.
Harding Lake State Recreation Area - Located 45 miles south of Fairbanks on the Richardson Highway, is one of the longest standing park facilities in the Alaska State Park system, having been established in 1967. All together there are over 90 campsites, including five walk-in group campsites. The park also has numerous picnic sites and two picnic shelters. In addition, areas have been set aside for activities such as baseball, volleyball and horseshoes with equipment available at the ranger station. Hiking along nature trails is another activity available at Harding Lake SRA. A boat launch facility gives access to the lake for those having canoes, motorized boats, jet skis or other watercraft. A straight canal leads from the boat launch toward the center of the lake. There is fishing for lake trout, arctic char and burbot.
Salcha River State Recreation Area - Located at Mile 323.3 of the Richardson Highway, several campsites are available but this is a popular spot for anglers to launch their boats for a day of hard work... I mean fishing. Although we've never stayed here I question a campers ability to find any peace with the constant boat traffic.
Chatanika State Recreation Site - Divided into an Upper and Lower sections, both feature limited campsites (12 Lower - 25 Upper) with picnic tables and shelter, latrines, drinking water and of course, most importantly, fishing access to the Chatanika River.
Chena Lakes Recreation Area - Operated by the Fairbanks North Star Borough and located just a hop, skip and jump from Fairbanks and North Pole, this 2,100 acre park is an Interior Alaska treasure. Containing two campgrounds - the Lake Park with easy access to the 260 acre lake or the River Park which is adjacent to the boat launch. Containing a total of 80 campsites, a picnic area with pavilions and picnic areas, a small beach on the lake, paved walking trails, ATV trails, paddle boat and canoe rentals and two fishing docks, there is something here for everyone. Depending on our need to be within cell phone range, we can usually be found here or the Chena River State Recreation during summer weekends.
National Park Service
No list would be complete without including Denali National Park and Preserve.Campgrounds inside the main entrance to the park include; Riley Creek is a 147 site campground located just inside the park entrance and is the only campground open all year - Savage River is a 33 site campground at Mile 13 on the Park Road - Teklanika River is a 53 site campground at Mile 29 on the Park Road. All campgrounds have accommodations for RV's up to 40' as well as tent camping. Riley Creek can accommodate a slightly larger motorhome or 5th wheel but it will be a tight fit.
Private Commercial Campgrounds
Chena Marina RV Parkfeatures a total of 67 sites; 42 pull thru's (a personal favorite). Located on Chena Marina Float Pond, the owners have designed this secluded in-town campground to accommodate larger diesel pusher motorhomes and 5th wheels up to 70' in length.
River's Edge RV Park and Campground features a total of 180 sites with 70 pull thru's. Located in west Fairbanks, River's Edge is very popular with tourists in the summer.
Riverview RV Park is a peaceful 20 acre campground on the banks of the Chena River. 160 sites with 96 pull thru's can accomodate a maximum rv length of 80'. Another very popular spot with tourists because of the hospitality of the owners and cleanliness of the park.
Santaland RV Park is located in North Pole next door to Santa Claus House. With a total of 94 sites, 42 pull thru's, this is a great park for visitors hoping to get a little one on one time with 'Ol Saint Nick.
McKinley RV Park is 11 miles north of the Denali Park entrance on the Parks Highway and features wooded tent sites and open RV parking with beautiful views. 30' maximum RV length!
Denali RV Park and Motel is located 8 miles from the Park entrance. Although we're not fond of "parking lot camping" this is run by good folks who keep a clean, neat campground and has free wi-fi, phone and cable hookups. Roughing it takes on a new meaning as you get older.
Denali Riverside RV Park is a new addition to the area RV accommodations. Just 2 miles from the Park entrance, Denali Riverside overlooks the beautiful Nenana River and is a short walk to Denali Village and the plethora of shops Kathy loves to frequent whenever we're in the area. 69 total sites; 61 with partial hookups.
Denali RV Park is the closest campground to the Park entrance. Located next door to Denali Village, there are 70 sites with 40 pull thru's with both full and partial hook ups including wi-fi. Good folks but access into and out of the campground has been an issue in the past.
Denali Grizzly Bear Campground is one of our favorite campgrounds aside from staying at Riley Creek in the Park. This is a beautiful wooded river front campground with full hook ups (water, power, wi-fi - dump station on site). The setting is beautiful, relaxing and the owners are long time Alaskans who are absolutely wonderful hosts.
Whatever your camping pleasure, there is sure to be a campground or park that you will enjoy. Although spring, summer and fall are traditionally the RV/camping season there's fun to be had in winter camping as well. A nice cozy motorhome with a warm shower is the perfect way to end a day of snowmachinng or skiing. Looking for a park or campground in another area of the state? Contact us and we'll be happy help. We travel all over the state and would be happy to give you a recommendation.
Ready to trade your nomadic lifestyle for a more permanent address? We can help with that too. Search Fairbanks homes for sale or sign up for our Realty Retriever - he'll automatically send you new listings as they become available without even mussing the corners of the page. Until next time, happy camping... we'll see you down the road.
Fairbanks Real Estate - Spotlight - Doyon Estates
Doyon Estates is one Fairbanks newest residential developments. Located on a 37 acre tract on the Chena River, Doyon Estates is an ideal location for those who wish to live in the city limits but looking for newer constructed homes. Located near the Peger Road/Johansen Expressway interchange, Doyon Estates is a few minutes from any point in Fairbanks.
With an average sales price in 2007 of $342,000 and many homes with coveted Chena River frontage, Doyon Estates is not for the financially faint of heart. What you will find is friendly neighbors, a well run and owner managed homeowners association and the convenience of being within 5 minutes of downtown shops, the new east Fairbanks retail developments, Fort Wainwright and the University of Alaska Fairbanks.
As of this writing there are several undeveloped lots in Doyon Estates, including a few river front lots. None are currently for sale however, as I suspect the owners are hoping to build on them in the near future. Interested in calling Doyon Estates home? Call or email us for a current list of homes for sale or sign up for our Realty Retriever, which will automatically notify you of any new homes in Doyon Estates that come up for sale.
You can reach me by railway, you can reach me by trailway You can reach me on an airplane, you can reach me with your mind You can reach me by caravan, cross the desert like an Arab man
You can reach me by sail boat, climb a tree and swing rope to rope Take a sled and slide down the slope, into these arms of mine You can jump on a speedy colt, cross the border in a blaze of hope
There are hills and mountains between us Always something to get over If I had my way, surely you would be closer I need you closer
I don't care how you get here, just get here if you can
If you're looking to reach the capital of Alaska, you're going to have far fewer choices. Practically speaking Alaska Airlines is the only way for most of the Alaska electorate to reach the legislature. If you live near a port serviced by the Alaska Marine Highway and their and your schedule permits, you can take a quick hop to Juneau. For the rest of the state, Alaska Airlines is the only practical option for a face to face meeting with our esteemed elected officials. There is no road access from Juneau to any other metropolitan area of Alaska.
Accessing Juneau from the rest of the state is expensive, making it impractical for most Alaskans to have an effective voice in state government. Technology has made it much easier to make your voice heard, but there are times nothing will replace a face to face meeting with your state representatives. As an example, a 3 day advance economy ticket to Juneau from one of the few cities serviced by Alaska Airlines will cost an average $820 per person. Combined with an average $127 per night at the Westmark Hotel and $100 per day for meals/transportation, etc. and a two day trip could cost you $1,300+/-. If you live in remote Alaska, as many do, the challenge of making the trip to Juneau is even more daunting.
Two bills were recently introduced in the Alaska Legislature seek to make it easier for Alaskans to interact with their representatives in the legislature.
House Bill 318, sponsored by Representative Carl Gatto of Palmer seeks to establish the convening of special sessions of the Alaska Legislature on the interconnected state road system. This is not a bill aimed at moving the capital out of Juneau. Special sessions are often called to address critical issues facing the State of Alaska and it would stand to reason more residents would participate if doing so wasn't quite as costly as it is today.
HB 293, sponsored by Representatives Kevin Meyer of Anchorage, Bob Lynn of Anchorage, Mark Neuman of Big Lake, Bill Stoltze of Chugiak and co-sponsored by Representatives Mike Hawker of Anchorage and Craig Johnson of Anchorage would seek to permanently move the legislature to the "population and logistical center of Alaska in the Municipality of Anchorage." Although not billed as full capital move, the bill certainly seems to have that in mind by moving he entire legislative body to Anchorage. It only stands to reason the rest of the gutted state government would soon follow should HB 293 become law.
There have been numerous failed attempts to move the capital out of Juneau to an area that would be more accessible. As quaint as it is, I think the electorate would be better served with a state capital that could be easily accessed by the voters of the state. Have an opinion? Now is the time to make your voice heard.
I had hoped these numbers would look a little brighter this month. You wouldn't know it from the sales numbers, but our phone has been ringing off the hook lately. There a lot of new buyers looking to jump into the market. While we've been pretty busy I've talked to other agents that say they are very, very slow. Traditionally January isn't the hottest month for Fairbanks real estate but it's generally a little busier than December.
Only 46 homes sold in January which represents a 34% decrease since December. In fact sales of homes in Fairbanks have hit a 24 month low. The average marketing time rose to almost 170 days, a 65% increase over December and 162% over September '07.
Aside from general buyer anxiety about the movement of the Fairbanks real estate market, sellers are instrumental in slowing the Fairbanks housing market. While the total number of homes sold has decreased, the days on the market and absorption rate has skyrocketed. Despite a seemingly steady or slightly increasing average sales price, buyers are paying less than 90% of the average list price. Current list price to sale price ratios for January are at 89.5%. This is the lowest list/sales ratio I've seen since I began recording detailed market stats almost eight years ago.
What does this mean? Fairbanks home sellers need to understand the dynamics of the current real estate market. Buyers are still buying and homes in good condition that are priced within the market, meaning they are very competitively priced as compared to the very recent sold comparables, are still selling. Unlike the past couple of years, there is no margin if you're serious about selling. Have questions about the market or what your home might be worth? Contact us today for a free absolutely no-obligation analysis of your home.
Fairbanks home buyers: With 30 year fixed rates hovering at 5.625% and an abundance of homes for sale, there are good values to be had. This is an incredible move-up market. I just sold a gorgeous new home in Sherwood Forest for $388,000 that appraised last year for $460,000 and two years ago would have sold for just under $500,000, if not a little over. New construction also represents an area where the smart buyer could find a good value. Have questions about the market? Ready to find your great Fairbanks real estate value? Search the Fairbanks MLS and then call or email us with any questions.
Number of Homes Sold Click to Enlarge
Total Sales Volume Click to Enlarge
Average Sales Price Click to Enlarge
List to Sales Price Ratio Click to Enlarge
Average Days on Market Click to Enlarge
Absorption Rate Click to Enlarge
Now for some good news. Fairbanks real estate remains a solid long term investment. The average sales price for Fairbanks real estate is up 2.8% over 2008 end of year numbers, 7.8% over 2006, 18.5% over 2005 and 68.9% over 1999.
The average price for a 3 bedroom 2 bath home in Fairbanks is $223,000. Assuming a 3% down payment, an interest rate of 5.625%, annual property taxes of $2,800 and hazard insurance of $900, your total mortgage payment (PITI) would be approximately $1,560. That is equal to or less than what many newer 3 bedroom 2 bath single family homes are renting for. If you're thinking of buying, this could be an incredible time for you to enjoy the benefits of homeownership.
January Market Performance - 1999 - 2008
Fairbanks Alaska Condo Report - January 2008
For many, a Fairbanks condo is the perfect choice for buyers who want to own their own home but don't have the time or inclination to deal with mowing laws, shoveling sidewalks and the continual upkeep a traditional single family home requires.
Buyers are fortunate to have a large pool of condo listings on the market. Prices range from an affordable $87,000 for a one bedroom one bath unit near the University of Alaska Fairbanks to $360,000 for a new 3 bedroom 2 bath unit in a gated community. Most Fairbanks condo's are low rise or townhouse style; A plan to build a high rise in the downtown area has been stalled for quite some time due to funding issues.
Association fees range from a low of $200+/- to a high of $500+ per month. Certainly not all, but most condo associations cover heat, water/sewer, refuse, structural insurance, building maintenance, snow removal and lawn maintenance. There are a few condo associations, such as Woodside North, where individual unit owners cover their own heating costs. Woodside North condo fees average $170+/- per month, a considerable savings over those associations where heat is not paid by the unit owner(s).
Considering a condo purchase? Call or email us for a no-obligation list of Fairbanks condo's for sale.
Disaster Relief - Southern Tornado Victims
According to a CNN report 56 people have now lost their lives what has been called the deadliest tornado disaster in more than 20 years. Imagine for a second the apprehevise relief at having survived such a disaster only to find your world turned literally upside down. View an interactive CNN.com map of where the tornados touched down.
Your help is very much needed. I urge you to do what you can... extend your caring hands to our southern friends in need. It's been said that the south is world renowned for its hospitality. Let's show the folks affected by the tornados that the south doesn't have the market cornered on hospitality.
It is in times like these that the best of America proudly rises to the ocassion.
You Can Help!
Volunteers, food, blood and money are always needed. The links below will carry you to a variety of charitable organizations any of which would greatly appreciate anything you could give. Visit GiveLife.org to find a blood drive location in your area.
Welcome to Super Tuesday
Today is a big day for the folks seeking to claim the Oval office in November. 42% of the delegates needed to win the nomination are up for grabs today. Welcome to Super Tuesday.
Republican Primary - Voting for all districts will take place today. Voting times will be open between 4:30PM - 8:30PM at all location. For more information please go to AlaskaRepublicans.com or call the state party office at 907.276.4467.
District 11 - North Pole Youth Center 2936 Badger Road North Pole, Alaska
Democratic Primary - Voting for all districts will take place today as well. Registration begins at 5:00PM at both locations. For more information please go to AlaskaDemocrats.org or contact David Valentine at 907.452.3190.
Districts 7, 9, 10 & 11 - J.P. Jones Community Development Center 2400 Rickert Street Fairbanks, Alaska
District 8 - Corinthian Baptist Church 1679 23rd Avenue Fairbanks, Alaska
More information on Super Tuesday can be found on Yahoo! Politics or CNN Politics. Although there isn't a huge window today to vote for your candidate of choice, just Get out and vote!
Fairbanks Alaska Neighborhoods
Spotlight - University West
University West is an established mixed use residential neighborhood located in West Fairbanks. Bordered by the Mitchell Expressway/Parks Highway to the north, Chena Pump Road to the west, Chena Small Tracts to the south and the Chena River to the east, University West is an easy commute to the heart of Fairbanks. Originally platted in the early 1970's University West has become one of Fairbanks most popular subdivisions. Despite being relatively densely populated, the developers did have the vision to set aside numerous greenbelts throughout the area to help give the area a more natural feel.
Although primarily occupied with single family homes, there are numerous condominium complexes and a sprinkling of multi-family units. The majority of homes in University West are 21 years old and older. Despite being an established neighborhood there are a few pockets of new construction.
Condo's range in price from $68,000 for a cozy one bedroom one bath unit in Dartmouth House up to $240,000 for a very spacious 3 bedroom 2.5 bath unit in Woodside North. The average selling price of $125,000 will buy you 600-800 square foot 2 bedroom 1/1.5 bath condominium.
Single family homes range in price from a low of $170,000 for a 900 square foot 2 bedroom 1 bath home on .21 acres to more than $400,000 for a 2,800 square foot 4 bedroom 2.5 bath home on the Chena River.
Most of the homes in University West have been fairly well cared for although it is still possible to find a few retro gems that look as though Jan and Marsha will come bounding through the front door at any moment. With an average selling price of $236,000 University West is still an affordable option for Fairbanks home buyers.
Email us for a complete list of homes for sale in University West or any Fairbanks or North Pole neighborhood. Max, our specially trained Realty Retriever can also notify you any time a new listing in University West is entered into the Fairbanks Multiple Listing Service.
Homes in University West
coast.
Fairbanks Real Estate Market Report - Week Ending 2/01/2008
Fairbanks real estate activity picked up a bit this week; sales are up 62% over last week. We've also seen an increase in the total dollar amount of sales, up 74.9% from last week. The good news continues when we look at the average sales price which rose 7.6 % to $239,030.
Now the less than stellar news. The average days on the market is still climbing. This week the average days on the market reached a high of 174. This is significant in that the current days on the market represent a 200% increase in marketing time in just one month.
The absorption rate for Fairbanks real estate is also climbing. At 11.04 months we've seen a 130% increase since mid-November.
North Pole 0-150 = 20 Months 150-250 = 7.5 Months 250-350 = 13.2 Months 350+ = N/A
Total Sales Volume Click To Enlarge
Average Sales Price Click To Enlarge
# of Homes Sold Click To Enlarge
Days on Market Click To Enlarge
Absorption Rate Click To Enlarge
January Interest Rates Click To Enlarge
Fairbanks Home Buyers - With interest rates as low as 5.5% and an abundance of homes for sale, this could be a great time to jump into the market. Home Prices are still appreciating, albeit not at the rate of the past few years, the average Fairbanks home had held its value. Bear in mind that although the market has slowed, not all sellers are desperate. Some homes you will look at are in fact priced at market value. Contact us and we will provide you with a market analysis to help evaluate a property you're interested in.
Fairbanks Home Sellers - There are buyers active in the market. They will be looking at your home and the numerous other homes for sale in your price range. If you want to sell your home, pricing is critical. You'll hear me say this often. It is that important. If you're preparing to place your home on the market, call us. We can help position your home to sell, not simply languish on the market. Request a free market analysis to find out your homes current market value.
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Jesse & Kathy Clifton, Spouses Selling Houses Jesse Clifton Real Estate, LLC dba Carriage House Realty 410 Dunkel Street Fairbanks, Alaska 99701 Direct: 907.699.6024 Fax: 866.421.4339
A non-profit community hospital, Fairbanks Memorial is owned by the Greater Fairbanks Community Hospital Foundation with Banner Health Systems managing the day to day operations. While Banner Healthy Systems are paid an annual administrative fee, all other net operational revenues remain in Fairbanks and are reinvested in the hospital campus as well as used to provide community services for the citizens of Fairbanks and Interior Alaska.
Fairbanks is also fortunate to have 
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