The real estate market was churning along nicely pre-covid – almost at a rate that some of us expected a small adjustment. We all panicked in March of 2020, but the powers at be assured us that this would be a “V” shaped recession with a quick and strong recovery. In terms of the housing market (economy devastation aside) they were absolutely right. Let’s take a look at the numbers:

Single Family Average Sale Price (Teton Valle and Swan Valley, Idaho)

February 2020: $547,700
April 2020: $525,806
February 2021: $863,535
May 2021: $1,166,266

Median home sale prices might be a little more indicative of the market as some of the higher priced ranch style properties began to shake loose late 2020, but the data remains similar, a nearly 100% increase over 12 months. As usual, increasing prices has been mostly attributed towards lack of supply, but a mix of historic lumber prices, housing and labor shortages, material shortages and more has increased construction costs – also creating a housing supply problem. Construction costs (as usual) seem to be staying slightly ahead of home sales, so rist for spec home builders is always a concern. Inventory for existing homes remains low today with only 48 residential properties for sale in the County.

LAND

Land seems to have run its course for now – and it sure was interesting. For years land inventory hovered around 500 active MLS listings dipping to double digits as the craze of Buyers came through looking to own a piece of rural America, the Tetons, etc.

Vacant Land Average Sale Price (Teton Valle and Swan Valley, Idaho)
February 2020: $65,309
April 2020: $148,666
February 2021: $158,317
May 2021: $209,285

Inventory was particularly low 4th Quarter 2020, I distinctly remember personally having only one listing of which none were land listings for the first time in my career. The “Teton View Corridor” parcels were completely wiped out, and every new listing was 10% or more over the last. Impressive gains aside, I do believe land prices in Teton Valley were too cheap for too long, not really ever recovering since the last recession. Interesting enough, however, that market appears to be stabilizing. That “View Corridor” now has nearly 100 land listings, and prices seem to be coming down about 10% across the board. As usual, these recreation markets tend to react very quickly to supply, and demand always seems to be present. With lumber prices seeing some relief and investors/spec home builders gaining confidence as the market builds some history – we may see a few spec homes out there to get things back to normal – whatever that means.

Source: Teton Board of Realtors

I tend to have some knowledge with respect to varying well depths in different parts of the valley just because I’ve been involved in real estate in the area for so long. However, I noticed a question on my Facebook feed relative to what types of minerals naturally present in our Idaho water. Typically, when people ask how Idaho Water is, the response they get is: “It’s the best you’ve ever had!”

But… is it? Are there potential contaminants that find their way into our water or natural elements that can cause health problems?

I contacted Teton Microbiology Lab in Idaho Falls to learn more. They told me what we normally hear, “Idaho has good water”. They did mention rare cases of pockets with arsenic and fluoride, with an emphasis on “rare”. I asked about sulfer as I have personally experienced it, but they had not. They mentioned that the water (without any outside elements causing contamination or bacteria) usually consists of a high content of calcium and magnesium – aka hard water. Hard water is very easy to test for using test strip kits readily available. It’s also easy to remedy with a water softener. Aside from those rare cases mentioned above and my lack of experience with respect to the potential for radon in water, problems with our well water usually comes from outside sources as described below.

Contaminants:

I already knew what types of tests we normally see as part of home inspections, which typically include testing for:

-E.coli and Coliform

-Nitrates and Nitrites

I split these into two groups because there are two different tests that require two different test methods. The E.coli and Coliform test is the most common type of test with respect to real estate transactions. E.coli or Coliform is usually present due to bacteria from insects, animals or animal waste. I usually recommended a test for those close to a dairy farm, but again, other outside elements can cause issues. Teton Microbiology Lab cited a couple of examples, one included earwigs that had found their way into a wellhead, another with respect to a dead animal buried near a wellhead, and a third was a damaged sewer line near a wellhead. Uncommon, but these things can happen. Once remedied, the water is usually naturally clean. High levels of Nitrates and Nitrites are normally a result of nearby fertilizing, such as a large farm. Today’s wells are sealed with bentonite, so this is less common with newer wells.

Lead or Copper:

The lab I spoke to mentioned that cases of lead and copper are usually a result of lead and copper pipes, not minerals naturally present in the water.

Natural Bacteria:

There are other bacteria that can find their way into wells, most commonly we see iron bacteria. Iron bacteria is not harmful to humans, but it can form a biofilm or slime barrier which can (in rare cases) trap harmful bacteria like E.coli. Iron bacteria can also feed on manganese. While it wasn’t extremely clear as to how the bacteria finds its way into your well or plumbing, it was clear that it can be hard to get rid of. Its presence can usually be determined by simply checking out your toilet water ring. A white, opaque ring around your toilet is probably just hard water. However, a slimy yellow or brownish color scum indicates iron bacteria. Most people assume it’s from toilet water or hard water, and never think anything of it. Again, it’s usually not harmful and I’ll bet there’s quite a few people who have the bacteria in their water system. Getting rid of it usually consists of cleaning out your wellhead, but because it can form a scum, it will usually requires pulling the pump, and actually hiring a well drilling company to scrub your well casing with a brush. It’s expensive, but if you feel so inclined, it’s an available service. It doesn’t guarantee the problem will go away either, because the scum can build up on the inside of your house plumbing pipes.

Sulfur Bacteria:

Sulfur bacteria was the final bacteria that was mentioned. This is usually present in old water heaters, and you’ll know it’s there because you can smell it. Something with failing water heater filter elements can cause the issue. Replacing your water heater filament should clear things up, but there are cases in which a water heater replacement may be necessary.

To conclude, and to include my usual disclosure, I can’t tell you which types of water tests are most appropriate, and what types of contaminants or natural elements may be present in your water. I can tell you that I’ve been drinking it for years, and I’m kind of okay.

If you’ve read any of my articles, you’ll notice that most of them start with some sort of disclosure. Sorry everybody, I’ve got to be careful. I try to give sound advice that makes sense, but I don’t know everything about everything. Most of what I write about comes with some sort of experience I’ve had in the past, or questions asked by customers that I haven’t been able to answer, thus leading to research.

With this topic, I can’t stress this enough. Do your own research. What you are about to read is based on experience and what I’ve been told by those who are experienced. Third-party communication can sometimes lead to inaccuracies, and this article is no exception.

That said, let’s dive into propane tanks. I’m not sure if it was a weird coincidence, but I’ve never been asked how long a propane tank might last until recently, I’ve been asked twice this week. After speaking with a few professionals, I’ve learned that the answer is basically: “a long time”. One professional I spoke to mentioned that the oldest tank he had seen still in operation was dated back to 1939. The next question might be, how long does the propane itself last? The answer is the same, a long time. I myself had (still have) a 500 gallon auxiliary tank that had been filled (by my closest estimation) between 15 and 20 years ago, I started burning that fuel this Spring and have had no issues. This is contrary to what my initial thought would have been, knowing that gasoline goes “bad” over time.

Getting into this a little bit deeper, here or a few tips about both above ground, and below ground tanks, all of which should be verified by your local propane provider. Before getting into that however, remember that you should always check to determine if your propane tank is owned, or leased. If it is leased, you are not likely responsible for the tank maintenance, but should still confirm that it is being performed.

Above Ground:

Above-ground propane tanks are obviously much easier to visually inspect. Experts have advised that you watch for areas of rust on the surface, and keep a fresh coat of paint on the tank. If rust exists, it can be removed with a wire brush prior to a fresh coat of primer and metal paint. Though it wasn’t explicitly stated, I would imagine if you see any signs of pitting, you should contact your propane provider to see about the viability of continuing to use that tank. An important note, propane tanks are usually white for a reason. Painting a propane tank a dark color is usually not advised because the sun can create heat, which can create additional pressure inside the tank. Propane companies usually won’t fill your tank past 80% to leave room for this additional expansion, but I am told that you might be surprised how much this can change on a hot day, especially if you have a dark colored tank. You should also remember not to cover or paint over the data plate on a propane tank. Regulators can last a couple of decades and valves can last even longer – but they will begin to leak overtime. You can request a leak test by your local provider for little to no cost.

Below Ground:

Below-ground tanks are a bit of a different animal, you can’t see much of them in order to inspect. They do have a durable finish, and combat rust with what is referred to as “cathodic protection”. Due to the fact that they are in contact with moist ground and other conditions that would promote corrosion and rust, they are equipped with what is called an anode bag. The anode is buried 12 to 18 inches below the surface next to the tank. There’s a wire that then runs to the anode from another portion of the tank. This bag contains magnesium (or other elements acting as an anode) which takes the place of the propane tank (which would otherwise be the anode) and absorbs what might equate to rust or corrosion on your tank. Look up “cathodic protection”, and you’ll likely find some explanations using a potato as an example, it will start to make sense. Anyway, in a perfect world, these anodes should be tested frequently. The company I spoke to recommend a test every 3 years. This test is done with a volt meter, and they want to confirm that the voltage is within the proper specifications which would indicate that the anode is still working as designed. These tests are not free, but they are affordable and should be performed regularly. Again, if your tank is leased, this is likely handled by your provider. It doesn’t hurt to ask.

Other Tips:

Methanol: Most of the propane providers add methanol to their propane that is delivered in the winter to help valves from freezing. However, not all of us take delivery of propane in the winter because the fuel usually costs less in the Summer months. Methanol is added to combat any residual moisture inside a tank which can cause corrosion and icing on the valves and regulators in the winter months. The way I understand it is that methanol absorbs water, and is then burned with the propane. Water is otherwise heavier than propane, and often times remains at the bottom of a tank. It might be a good idea to ask your provider if it would be wise to add methanol next time you fill up.

Snow: Snow and ice can cause problems not just for your tank, but where your propane line leaves the tank and again where the propane line enters your home. Most propane lines come up, and out of the ground and into the home as opposed to entering the home underground. Make note of these locations, and watch these areas in the winter. Snow and ice build-up can damage these lines from the weight alone, and a cracked line can lead to propane leaking and even entering your home. Propane is heavier than air, so it tends to sink and absorb into basements and crawl spaces, a dangerous combination.

Smell: Propane companies deliberately add a ethyl mercaptan (which smells similar to rotten eggs) to propane. It would be a good idea to teach everyone in your household what propane smells like. If you ever smell propane, or think you smell propane, avoid sparks or flame (don’t turn on any lights) leave the home and contact your propane provider immediately. They all have emergency contacts to help with potential problems.

Detectors: It’s not a bad idea to install propane detectors in your home. While you’re at it, carbon monoxide detectors go hand-in-hand. Propane burning appliances generate carbon monoxide. This carbon monoxide is usually vented outdoors, but bird nests and other blockages can bring heightened levels of carbon monoxide into your home. Carbon monoxide can be just as deadly as propane under the right conditions.

There’s a lot to know about propane safety, and if I were to guess, most of it is ignored. From what I can tell, it’s pretty simple stuff. Find out whether or not you own your tank, and who is responsible for the maintenance. If it’s not you, make sure it’s being done. ask your propane provider when the last time the inspections occurred, and ask them if there are certain inspections or maintenance you should have completed sooner than later. Look at your tank, and any lines are regulators that are exposed, and make sure they don’t get buried in snow. If they do, be careful, especially if you choose to shovel them out.