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Land Splits in Teton County, What’s Going On?

July 19, 2016 By Tayson Rockefeller Leave a Comment

Teton County CourthouseAlright, so we been hearing about it for months, and there are those of us that have been intimately involved in understanding the issue, and resolving it. For those of us that have not, a simplified understanding, below. ***Do not rely on this post for building eligibility matters, refer to Teton County Planning & Zoning for questions and/or accuracy, http://www.tetoncountyidaho.gov/department.php?deptID=18&menuID=1

What’s the issue?
A number of building site owners – okay, let’s not call them building sites anymore… A number of lots, vacant land, acreage (whatever) have been declined a building permit within Teton County.
Why?
Now the fun part (it’s difficult to simplify here). Teton County has zones, areas that are restricted to various types of use. Each of these zones have regulations (rules) associated to protect the development and future development of the county, & cities within. Much of the County is comprised on A (agriculture) 2.5 and A20 zoned areas. According to Teton Valley Code: Title 8 of the Teton Valley code, The purpose of these areas is “to designate and provide opportunity for development of residential land use on marginal agricultural land” or “to control development on the most productive agricultural land in the county” HOWEVER just because development is allowed in these areas (and other zones) does not mean George can split 2.5 acres off the family farm and build his dream house. That is why we have Teton Valley Code: Title 9, subdivision regulations. In the instances where a building permit was not granted, the “site” was not split properly along the way – hence the term we keep hearing, “Illegal Lot Split”.
Give me an example!
Alright.
The greatest and most common example is what is called an Agricultural division” process the County had (and still has) available as a simple way to divide acreage. Agricultural exemption: A bona fide division or partition of agricultural land of agricultural purposes, which is the division of land into lots/parcels, all of which are twenty (20) acres or larger and maintained as agricultural lands. This exemption does not apply to a division for residential purposes. <— NOTE; residential purposes.
So, what’s the problem? Just follow the rules, and you have a buildable parcel, right?
 
Well, yeah. No. Here’s a few issues that came up:
1. A split or subdivision was applied with the County and the county accepted or “signed off” even though it did not meet underlying zoning requirements. In many of these instances the County argued that it was signed off by someone who may not have had authority to sign, and it did not meet the zone requirements. The consumer/developer argued “but the County signed off”.
2. Many people went through the process for a division (or those years before them) that did not allow a permit, yet the county provided a permit in many cases. Now that the problem exists on a higher level, the County had denied permits – not only to they neighbor with the same problem, but in some events the person who already had a home in place which meant no remodel, no addition, no new garage, etc.
How were these mistakes made?
 
There’s a few reasons for this, mostly (in my opinion) related to the evolution from a sleepy town of farmers to a growing resort destination. A good example of this is an amendment to the ordinance passed June 14th, 1999. Prior to this date, one could divide no less than 20 acres (through a relatively easy process with the county) and retain building rights. After June 14th, 1999, this could only be done on one occasion, called a “One Time Only Split of One Parcel of Land”. However, many kept on splitting like the good ‘ole days. No one caught on, and kept on splitting and building on. One of the big issues from the eyes of a Real Estate Professional or a Title Expert, in most cases there was no identifying information on a survey map, or more importantly a deed. Much of this information may not exist if an “agriculture only deed” was called… an agriculture deed (or some other form of identifier). If we have no indication something was split improperly 30 years ago, how do we know without an extensive search performed by the County for EVERY example that is outside a platted subdivision?
What’s the fix?
In light of all of this, the County took steps to create a resolution earlier this week (July ’16).
Simplified:
1. Those who went through the process and the County approved (even if it did not meet underlying zone requirements) will in most cases be approved regarTeton Valley News 7-14-16
2. Those who bought property with the expectation of building rights but later learned it was improperly split prior can, in almost every case, apply for the proper process, essentially reversing the prior split and moving forward as it should have been done from the get go. Remember, almost all of these cases are between June 14th 1999, and sometime in 2014 when the County started catching on to all of this. In addition, many of these parcels still have an availabe “One Time Only Split” that can be utilized to help remedy the situation.
You can read more about the problem in a recent amendment to Article 9, Chapter 11, Building Permit Eleigibility of Previously Created Parcels Also, see an article written by the Teton Valley News Article 7-14-16

June ’16 Market Stats

July 6, 2016 By Tayson Rockefeller Leave a Comment

Average sale prices continue to increase when compared to 12 months ago in almost every sector in Teton County Idaho, Wyoming, and Lincoln County Wyoming. Believe it or not, inventory is also up from last year, and up a fair percentage from last month. Number of sales have have increased from 12 months ago, but have decreased from last month. This could be an indication that listing prices have exceeded what buyers are willing to pay, though I feel this is simply a small adjustment in our evolving market, and list prices as well as average sales prices will continue to rise, specifically with lot sales.

 

June '16 Market Stats

What is Teton Valley’s Style?

June 27, 2016 By Tayson Rockefeller Leave a Comment

Alright, most of us familiar with the area already know that Teton Valley’s established architectural “style” is a blend of log home/cabin style homes, ranchers, old craftsman style farm homes, condos and town homes. Not a whole lot of art deco or pueblo style homes around here. The recent growth spurt in the mid 2000’s produced a huge number of homes, almost all of them ranch style 1 or 2 level, cedar sided, dark brown homes. Kudos to those who threw a little flare into the mix with exiting colors and roof lines.

A decade later, we are starting to see some new construction. This time, 90% of them aren’t ranch style. I am seeing an increasing number of “modern” and industrial style homes. Interior preferences are changing too. Simplistic, open, light, bright, grey, steel, concrete. We are going to see more of this in years to come.

So, how important is it to be “keeping up with the Joneses” on all of this? Should we be remodeling our homes that were perfectly fine 5 years ago, or should we leave it alone and see what the trends are 10 years from now? Should we leave the rustic cabins as rustic cabins, or should we be modernizing and progressing? Below are a few examples of recent styles, all currently listed. Is Teton Valley on the right track?

3702 Bear Creek Rd. Driggs, ID

Built in 2002 before the “boom” this home has a great exterior living area. Inside it has a fresh modern appearance. Does it work?

3702 Bear Creek OUT

3702 Bear Creek IN

 

 

 

 

 

 

 

7285 Pine Tree Rd. Victor, ID

1985 Outside, 1985 Inside. The kitchen was freshened up, but this home remains as it was intended to be. Leave it alone?

7285 Pine Tree OUT 7285 Pine Tree IN

 

 

 

 

 

 

 

805 Sharp Tail Ct. Driggs, ID

Here’s an example of 2015 construction with a modern twist including a shed style porch to match the newest trends. Will it stay in style?

805 Sharp Tail OUT 805 Sharp Tail IN

 

 

 

 

 

 

 

5420 S 2000 W Victor, ID

OK, so this one isn’t actually an active listing, but it was recently sold. It does display the newest trends in modern style (even though it’s several years old) Will this style be around 20 years from now like Teton Valley’s log cabin has been?

5420 S 2000 W OUT

5420 S 2000 W IN

 

 

 

 

 

 

 

1955 Falcon Ln. Driggs, ID

Located in an airport community, this home does not have to conform to anything else. It’s a good example of a modern interior design, with some real architecture outside.

1955 Falcon OUT 1955 Falcon IN

 

 

 

 

 

 

6176 Fox Meadows Dr. Victor, ID 83455

This is a great example of the height of the market’s ranch, open style home. It was nicely finished then, and retains desirability today. Do you agree?

6176 Fox Meadows OUT 6176 Fox Meadows IN

May ’16 Market Stats

June 8, 2016 By Tayson Rockefeller Leave a Comment

Pretty BIG jump over April ’15, check it out!

May '16 Teton Board of Realtors Market Stats

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