Living Green

Are you trying to do your part to protect our resources?

There is a variety of reasons to go green, but most come back to supply and demand. We have a limited amount of resources available and more and more people using them up. If we want our future generations to enjoy the same standard of living we’ve experienced, we need to take action.

If you plan to remodel your home, consider green alternatives.

By making your home more energy efficient, you can have a significant impact on your utility bills—which in turn affects air pollution and your environment.

For instance, adding more blown insulation (such as cellulose), ensuring a correctly sized and annually serviced HVAC system, and sealing doors, windows and leaks with weather-stripping and caulking, can all save as much as 15 percent on utility bills, according to many experts (when compared to similar homes).

Include an Energy Star refrigerator, programmable digital thermostat, CFL or LED lights (instead of incandescent bulbs) and double-paned insulated windows, and you should see 30 percent to 50 percent greater energy efficiency!

“Not only does this save on utility costs, but it also means less coal is extracted and burned to create your electricity, which results in better air quality and less greenhouse gas emissions. Nearly half of all U.S. electricity comes from power plants that burn coal, according to the U.S. Department of Energy.”

Green Remodeling that you can do Yourself

Save energy –plant trees

Better caulking practice

Low- or no-VOC paints

Energy efficient home heating

Window replacement

Adding insulation

Adding a storm door

Installing a water heater timer and turn it down to 120 degrees

Installing a programmable thermostat

Efficient lighting

Install ceiling fan to improve energy efficiency

Install a low-flow shower-head and Water Sense faucet aerators

Install dimmer switches

Replace outdoor lighting with solar powered lights

You may need a contractor for the following green remodeling options

Green flooring

Tank-less water heaters

Eco-friendly carpets

Air sealing the garage

Soy spray foam insulation

Adding natural light with new window and skylight projects

What are the Benefits of a Green Home?

Green homes can offer significant financial benefits such as:

Proper insulation and air sealing will keep your heating and cooling costs lower, while efficient windows, appliances, lighting, and other household equipment will lower your electricity bills.

Green homes are built with high-quality building materials so they are more durable and require fewer repairs.

As the market demand continues to rise for green homes, investing in a green home now can mean increased value in the future.

Green homes often include the following additional benefits:

Health benefits: Green homes use toxin-free building materials, utilize natural ventilation, and have fewer problems with mold and mildew, just to name a few. Sustainable design and technology enhance a resident’s overall quality of life by improving air and water quality and reducing noise pollution.

Environmentally friendly: Green homes use less energy than comparable standard homes. Often, green homes use alternative energy sources, reducing dependence on conventional energy sources. Implementing green practices into your home or office can help reduce waste, conserve natural resources, improve both air and water quality, and protect ecosystems and biodiversity.

Use fewer natural resources: Green building uses fewer natural resources, and many of the materials used have recycled contents, conserving resources.

Savings: Want to make your dollar go further? Green systems and materials reduce energy consumption, which in turn reduce your energy bills. They also increase asset value and profits and decrease marketing time; making your dollar go further for longer.

What Helps Make a Home Green?
Listed below are just a few examples:

Alternative power systems such as solar and wind
Unique energy efficient building methods
Hot water heating devices such as solar and solar thermal
Water recycling methods
Building insulation from recycled content
Paints and stains that are no-voc
Green Building Certifications – such as individual state run programs and the national LEED (Leadership in Energy and Environmental Design) Green Building Rating System™

Residential Demand

As the green building movement gains momentum, so does the consumer demand for greener properties. Two-thirds of consumers are paying attention to green homes and buildings; they recognize the link between green properties, cost savings and healthy living.

Consumers also understand the long-term investment and savings associated with greener homes.

By implementing green features and appliances into your home, you can stand out in a competitive market.

References and Read More Information:

U.S. Green Building Council’s Green Home Guide

NAR’s Green Resource Council

Energy Star

Realtor magazine: Is Your Listing Really “Green”?

Listed Green

HGTV PRO Green Building

If you have a dune…plant dune grass!

How to plant dune grass:

Beach grass is sold in bundles of 50 or 100 culms (stems)
Plant two stems per hole. Placing more than two stems per hole will increase competition for nutrients causing loss of plants
Plants (holes) should be spaced 18″ apart.
There should be 18″ between rows.
The rows should be staggered to provide maximum wind erosion control.

Step 1: Open a hole 10 to 12 inches deep with a pointed stick or spade. Place 2 stems, with roots facing down, in the hole to a depth of 8 inches. If plants are not planted 8 inches deep, they may dry out or be blown out by the wind.

Step 2: Press next to the plant to firm the sand and eliminate air space in the root zone.

Newly planted and old dune grass responds well to fertilizer. Fertilizer (use environmentally safe) should be applied 30 days after planting but not before April 1.

Sand Fences, Vegetation and Dune Management

The first step to dune establishment is providing a barrier to trap sand. Wooden slat fences are most commonly used.

Role of the dune grass foliage- decreases the wind velocity near the dune surface, and sand is deposited in the vegetation. As the sand continues to accumulate, the grass grows up through it, maintaining a protective cover.

At times the grass can be completely buried beneath the blowing sand. Research suggests that this is actually good for the grass causing it to grow taller and stronger.

The dune grass protects the dune from waves during storms by stabilizing and building the dune. By holding the dune in place, the grass helps to hold the Barrier Island in place. Ultimately, it is this small grass that preserves the Barrier Island.

References:

Dune Protection and Improvement

Restoration and management of Coastal Dune Vegetation

Do You Need a Realtor to Sell Your Home?

In today’s economy, it’s understandable that people and businesses are trying to cut expenses they don’t need. Some homeowners might think they don’t need a realtor to sell their home. Homeowners think that they will save money because they will avoid paying realtor fees.

Time wasted is money lost. An experienced realtor provides the best exposure possible in this highly competitive market. You are paying a realtor to promote and advertise your home.

Your realtor is responsible for…

advertising (using postcard mailings to clients, networking on the Internet, syndication to numerous search engines, newspapers and magazines ads)
taking photographs of the property
making a virtual tour of the property that can be viewed on the Internet
phone calls
verifying qualified buyers
appointments
communicating with lawyers
handling negotiations
writing contracts and paperwork
property showings with prospective buyers
provide feedback and advice.

Read How Willy Kahl will market your Long Beach Island Property

There are more homes for sale now and it is imperative to list your property at the correct selling price to get the right traffic right away; and a realtor will do a comparable market analysis to determine the effective selling price.

A realtor is motivated to sell a home at the highest possible selling price…it’s their job.

A realtor knows the community and the market.

When a property is listed in MLS, realtors get an update and all the realtors in the area now know your home is available. Realtors have their own buyers that they work with waiting for the right property to come on the market. Your property might be the one. If you don’t use a realtor, you lose the benefit of the exposure to those buyers working with realtors. You may have missed your opportunity to sell your home. A realtor can’t show their buyers your home if it is not in the MLS. A realtor will provide better and faster exposure of your home.

If you decide to sell your home on your own without a realtor and you are one of the fortunate few to get a signed contract, you are not in the clear yet. There are many steps between signing a contract and closing the deal and an experienced realtor is able to coordinate the responsibilities of appraisers, loan processors, attorneys, and inspectors to avoid Post-Contract Pitfalls.

Read further about the value of a Realtor

Please share your thoughts or experience in the comments below.

Is a Waterfront Property on Long Beach Island Still a Good Investment?

Let’s take a look at the statistical anaylsis of data and general trends to answer the question.

Statistical Analysis of 2009 LBI Oceanfront Single Family Home Sales

The average sale price of oceanfront property on Long Beach Island in 2009 has decreased in value approximately 8% since the peak years of 2004-2006. With limited sales activity and a low supply/demand ratio, it appears the value of oceanfront property may continue to decline. The most desirable and competitively priced waterfront homes will sell. Those that are overpriced will not.

The types of oceanfront properties that have sold vary by year, causing the sales market to fluctuate since values are not based on sales of comparable oceanfront properties. For example, in 2006 many oceanfront homes that sold were new construction. In 2007, the majority of oceanfront properties that sold were teardowns, creating a decline in values. New construction holds a high value as opposed to a building that will be torn down, which holds zero value.

In 2008, the sale of oceanfront property in North Beach, Loveladies, and on oversized lots in Barnegat Light increased the average values for two reasons. The majority of homes were newly constructed and the north end location also holds the highest land values on LBI. These sales created a higher than average sale price for oceanfronts than expected in 2008.

Once again, in 2009, we have North end properties selling. Surf City is breaking the curve for oceanfronts in the center of LBI (no single-family sales in Ship Bottom and Brant Beach). With only fourteen oceanfront sales in 2009, it is hard to see what values have really done. With so many sales in Surf City, the average sale price for 2009 was higher than normal.

Statistical Analysis of 2009 LBI Bayfront Single Family Home Sales

The 2009 average bayfront sale price appears to be showing us how much we have actually depreciated since the peak years of 2004-2005. Our average price has declined approximately 20% since those peak years. The volume of sales during 2009 was consistent with those of 2008 on bayfront property.

For property on the bay, the data shows the average sale prices each year are as follows: $1,575,763 in 2004, $2,413,619 in 2005, $1,718,470 in 2006, $1,986,444 in 2007, $1,971,347 for 2008, and $1,669,938 for 2009.

Conclusion

Most Buyers are excited that they are able to afford a vacation home on LBI and are more likely to purchase a property if the Seller is asking a fair price reflective of the present day market value. Sellers may be more motivated and negotiable since the number of oceanfront homes for sale is increasing.

Waterfront property is very desirable and also very limited. Long Beach Island value is in the land and with the decline in real estate sales comes an adjustment in land values. The real appreciation and depreciation lies in the value of the land.

The 2009 LBI Statistical Data and Charts demonstrates that the Long Beach Island Waterfront Average Sale Prices increased overall over time including the recent decreases reflective of the economy in these past several years.

A good investment does not come without risk. Investments are made to be able to enjoy the benefits they provide and also to be able to pass on the advantages to family in the future. If an investment today in Long Beach Island Waterfront real estate enables you and your family years of enjoyment on LBI and provides the gain from the initial investment that can be rewarded to family in the future then the risk was worth it.

If you are fortunate enough to have owned your home for a number of years, you will certainly see a significant profit from your initial investment.

Please share your thoughts and experience in the comments below.

Long Beach Island Real Estate in Winter

With six more weeks of winter – Happy Groundhog Day! – Use some of the following tips to sell or buy your LBI home in this winter season

If you are selling a Long Beach Island home…

List your LBI property today-the buyers that are looking in the winter are serious buyers.
Price to sell it-trust your realtor and the comparable market analysis
The deal may go quicker (loans, inspections, etc.) in a slower winter market and your buyer will be anxious to get in before summer to enjoy their new beach home or get those rentals secured if it is an investment property.
Brighten up the house –keep windows uncovered –people want to see that view when they walk in especially if you are selling an Oceanfront or Bayfront home! Don’t hide one of the most important reasons of buying a house at the shore-the view.
Most homes on LBI are second homes (vacation or investment homes) and homeowners close up their homes in the winter so, make sure the seasonal clutter is cleared away. Don’t pile up all the patio furniture in your living room especially in front of windows. Give the house a good cleaning before closing it up for the season.
This season on Long Beach Island, there already has been several snowfalls so, when it snows, shovel the sidewalk, walkway, and steps and put sand or salt down to prevent ice from forming.
Place a doormat by the front door so mud and snow are not tracked through your home.
Hang summer pictures to create the mood-display beach photos, spectacular Long Beach Island sunrise and sunset photos, photos taken anywhere on LBI to create and promote the wonderful LBI community.
If your house has been on the market for a while, try a fresh coat of paint and fun seashore décor to create a “life is better at the beach” attitude.
A furnished home helps people visualize the rooms better.

If you are buying a Long Beach Island home…

Buy your LBI property today-you’ll have the house to enjoy for the summer or secure summer rental income for your investment property.
There may be less competition from other buyers before things pick up in the spring.
Lower prices may be negotiated if you find a motivated seller and because there are fewer buyers on the market today.

Refer to my Long Beach Island Waterfront Supply vs. Demand article for more information on the number of LBI Waterfront Buyers and Sellers.

Also, refer to my LBI Oceanfront and Bayfront Statistics page.

The deal may go quicker (loans, inspections, etc.) in a slower winter market and you’ll get in before summer to enjoy your new beach home or get those rentals secured if it is an investment property.
Dress warmly –summer homes on LBI are shut down without heat and water and you want to be able to spend time looking at your future investment.
Try not to track mud and snow into the house.
Come back when the snow melts to check parts of the property that are hidden by a snowfall especially the roof or foundation.

For properties currently available for sale and for those under contract, please feel free to call me. I would be happy to e-mail, mail, or fax current Multiple Listing Computer detailed reports

If a property is no longer being used, now is the time to sell to a buyer that enjoys LBI and the dreams LBI creates! Most buyers are excited that they can now afford a vacation home on LBI! With attractive mortgage interest rates and lower prices, along with a variety of properties to choose from, it’s a great time to buy or sell on LBI!

Long Beach Island Oceanfront and Bayfront Home Supply vs. Demand

Updated Supply vs. Demand Information (Summer 2013)

So far, there have only been 5 Oceanfront single family home sales for the first six months of 2013. This matches record lows of 2nd half of 2009 and also the second half of 1994. In addition, the number of oceanfront properties (supply) for sale has increased from 38 the last half of 2012 to 44 oceanfront properties currently listed for sale.

The good news is there are currently 4 oceanfront properties under contract and it appears our 2nd half will continue to have many more sales than our first half of 2013!

I calculate our supply to demand curve by dividing the number of oceanfront properties sold in the latest half year period by the amount of oceanfront properties currently for sale. These are two key factors to prices stabilizing with values on the rise in the near future. This first half of 2013 our supply vs. demand ratio is .11 which is much less than last year. We are in much better condition than back in ’94, when the ratio dropped to .06, I feel this ratio will gain quickly as time goes on and sales volume becomes back to normal.

Currently, there are 44 oceanfront properties available for sale, more than the 38 available last year, but better than the 55 available at this time 2011. There were 59 homes listed for sale during the first half of 2010. Our record low of 15 oceanfront homes on the market was in 2002. Our high was 101 oceanfront homes available in 1993. There are approximately 1100 oceanfront homes on LBI.

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Original Article

Simple economics states that if there is an abundance of a product (waterfront homes) and few consumers (Buyers) values will descend. It is when we reach an equilibrium that values become stable. When the product is scarce and the demand is high, values increase. During 2002, supply vs. demand ratio was the highest in 21 years, at 1.09 for oceanfront sales. The current supply vs. demand ratio of 0.115 on oceanfront is the lowest it has been since I began documenting data in 1992.

Bayfront property seems to be consistent with last year at 0.17. This is comparable to the ratios back in 1992 thru 1994, when prices were fairly stable and took a few years before seeing any appreciation. This is a substantial decrease in general and has proven sales have slowed down these last few years. Currently, there are 63 oceanfront and 45 bayfront single-family homes available for sale on LBI.

Our record low of 15 oceanfronts on the market was in 2002. Our high was 101 oceanfront homes available in 1993. The number of oceanfront sales has decreased from a high of 50 in 1999 to 23 in 2007, 21 in 2008 and only 14 in 2009.

With this minimal number of sales versus the number of waterfront properties available for sale increasing, it appears that prices may continue to decline. The most desirable and competitively priced waterfront homes will sell. Those that are overpriced will not.

Sign up for my FREE Long Beach Island Waterfront Newsletter to view data, statistics and charts of Supply vs. Demand values

Long Beach Island Real Estate For Sale, Oceanfront in Beach Haven Crest

Panoramic views of the beach and surf from this newly remodeled oceanfront home! The property features 4 bedrooms and 3 ½ baths, including an oversized oceanfront top level master suite with Jacuzzi tub. The open living/kitchen/dining area offers a wonderful space for entertaining and family fun! The ground level features an additional living area along with a garage. The exterior includes multiple decks and a private walkway onto the beach.

Long Beach Island home for sale, Beach Haven Crest Oceanfront

The LBI Causeway Bridge System

The current deck repair on the causeway bridge is on track to be finished by May 1, 2010 (before the vacation season). The final phase of the repair includes a new surface overlay to begin in mid-March.

The goal is to have all the necessary design plans and environmental documents complete in order to begin construction on the project by the end of 2012.

The first phase of the project is not the additional new bridge but all the road work required in Ship Bottom and Stafford Township. In Ship Bottom, drainage improvements are needed as well as a redesigned circle. In Stafford Township, the Marsha Drive-Rt. 72 intersection has to be re-designed.

The second phase of the project will be the new main bridge to LBI then the repair of the three connecting bridges part of the LBI Causeway system of bridges.

The new bridge will be similar in appearance and built 12 feet to the south of the existing LBI Bridge. The new bridge will have two eastbound traffic lanes and the old bridge will have two westbound traffic lanes. The same amount of traffic lanes will be flowing on and off Long Beach Island.

If you ever cycled or walked across the current bridge system, it may leave a lot to be desired. It will be a pleasure when the bridge project is completed with the planned 12-13 foot shoulders on the big bridges, the five-foot wide bike lanes on the smaller connecting bridges, and the continuous sidewalk.

LBI winter

Great Opportunities for LBI Buyers While Mortgage Rates Are Low and a Variety of Properties are Available

We are beginning 2010 with mortgage rates about one-half of a percent higher then January 2009. The government hold down of long-term mortgage rates is slowly coming to an end. Mortgage rates are expected to end this year at higher levels. It certainly is a great time to purchase a property on LBI and lock in with one of the lowest long-term interest rates ever available!

With rates on an upward trend, even if prices do fall a slight bit more, buying a home this year will most likely generate a lower monthly payment then buying the same property next year! And buyers purchasing in this buyers’ market should be able to find a home of their dreams!

Long Beach Island, NJ Beach Protection, Restoration and Replenishment Project

Beaches are always changing with sand being washed away and added to them and can change depending on the strength and frequency of storms. The Long Beach Island beach replenishment project will help reduce erosion and property damages associated with coastal storms, The US Army Corps of Engineers designed the Barnegat Inlet to Little Egg Harbor Inlet Long Beach Island Storm Reduction Project

The beach replenishment project started in November 2009 in Harvey Cedars. The work involves dredging millions of cubic yards of sand from an approved borrow area approximately three miles offshore and pumped through a series of pipes onto the beaches. The sand is then built into a dune and berm system designed to reduce potential damages to infrastructure, businesses, and homes that can occur from coastal storm events.

Long Beach Township modified an old ordinance that would require oceanfront owners to pay for sand and dune maintenance in front of their homes if they did not sign the easement to allow The U.S. Army Corps of Engineers Beach Replenishment project to proceed. The ordinance states that if homeowners refuse to do the work within 15 days, the township will do it and then bill them. The charge for the township to do the work will become a lien against the property.

The beaches can erode badly during the winter due to the strength and frequency of coastal storms and beaches not part of the beach replenishment project are more vulnerable. During the winter months, storms can cause a beach to erode and result in a seaward-sloping beach. The beach gradually accumulates sand as the result of currents produced by low waves that return sand to the beach during the calmer summer months.

A severe storm with high tides and strong wind and waves may cause significant erosion in a very short amount of time and could take months of normal wave and tidal conditions for the beach to recover. If storms that roll in one after the other, the beaches take a longer time to replenish themselves.

Healthy beaches are our first line of defense to protect homes, businesses and inland structures along the coast by acting as a barrier from the pounding repetitive wave action resulting from coastal storms.

Natural removal and transport of sand will continue and the beach replenishment project cannot prevent erosion but a nourished beach provides storm protection. A wide beach is able to absorb energy from the wave impact of storms and replenished beaches will have to be maintained and nourished. Beach nourishment is not a one-time event but an ongoing maintenance project. Beach replenishment and nourishment is the best solution right now to allow continued normal use of our beaches.

DUNE GRASS

The best time to plant dune grass is from mid-October through March (the dune grass dormancy period). On the other hand, if the winter storm season is severe, high tides and waves may erode dunes and newly planted dune grass before the root system develops.

Once established, dune grass spreads by underground stems to form a dense vegetative cover. The foliage decreases the wind velocity near the dune surface, and sand is deposited in the vegetation. As the sand continues to accumulate, the grass grows up through it, maintaining a protective cover.

In the winter, dune grass looks as if it died off but the roots are still alive. Even though the grass leaves and stems are brown, they are still effective in trapping wind-blown sand. Depending on springtime temperatures this year, you’ll probably be able to observe new green shoots growing up at the base of each brown clump of grass by the middle of April.

Dune grass can tolerate the harsh conditions on the coast but cannot withstand foot traffic. These activities crush plant shoots and roots. Trampling by pedestrians and often lead to greater sand removal by wind. As summer approaches and the crowds step onto the beaches, many people are unaware of how fragile the dune grass system is and how important it is in maintaining our beaches for future use. Protect Long Beach Island beaches and share the word about our dunes and dune grass.

Summer Beach Replenishment

Sometimes the beach replenishment project comes at the most inconvenient times like in the middle of summer! We understand how inconvenient a 24/7 construction job can be during the peak vacation season, but work is completed as fast as possible considering all factors such as federal funding timing. The timing of the real estate rights to legally construct a project before awarding a construction contract.

A large project means a large contract which has to provide private industry with an ample amount of time, often in excess of 300 days, to complete the work. If not enough time is provided, there is a risk of receiving bids that are too high to be considered, or receiving no bids at all.

It’s also important to note there is a limited number of dredges that can handle beach fill operations. The safest and most efficient use of these dredges is often during the summer because of calmer seas. In addition, these same dredges already do most of the large navigation projects within U.S. waters, and when there is a large amount of emergency beach fill or channel dredging, the demand inevitably exceeds the supply. So if summer work is excluded, then that increases the risk of pricing the project out of the bidding market and not being able to build these projects at all.

Lastly, the mission in these projects is to protect communities by reducing the risk of storm damages, whether from a September hurricane or a March nor’easter. Once a project is ready to build, there is a clear responsibility to do so – as opposed to leaving any community exposed any longer than necessary. Ideally summer beach nourishment would like to be avoided with the full awareness of the economic importance of this season. To help soften the impact, during construction no more than 1,000 feet of beach at a time is closed; this allows continued access for beach goers by detouring no more than a block or two from any given point.

Dune Structure

In the past, there has been question about slope modification at various locations because of concern over the potential for increased risks to swimmers with the current slope formula utilized throughout most of the project area. Many residents have also requested a gentler slope but there were practical mechanical restrictions and budget limits to prevent it. The standard slope design is intended to allow erosion for the beach to return to its more natural profile. This process should take only one winter season.

Although some people have complained about the variability in sand laid during the different sections of the project, the grain size and quality of the sand obtained from offshore borrow zones are pretty consistent throughout the entire project. However, there may be slight differences based upon the location of the cuts in the borrow area.