Mammoth Real Estate Sales Report – November 28, 2021

A handful of readers asked me about my recent mantra “Use it now and remodel it later”.  They are looking for further insight and specific tips. Some of this is my age-old thinking that has come to the forefront based on the current market conditions and the almost bizarre drive and obsession to have properties “perfect” for the holiday period and winter season.

Remodeling in the current market conditions is certainly viable but challenging. It takes a willing and available contractor(s) and skilled tradesmen. But most have very full calendars. If you can find an opening take advantage and be nice. But work still takes time. You cannot rush things. Some people seem to think the remodel projects they see on television actually happen in 30-60 minutes. Seriously. I’ve witnessed this mentality over the decades. Patience is a virtue, being realistic is sanity.

A more recent problem is the availability of materials and products. And rising costs. Even if items are available they may very well be delayed in the shipping pipeline. The absence of one item or material can delay a project. This makes the whole process even worse, contractors have to work around these delays and availability. And they start looking for “substitutes.” Things get juggled around, which is never productive.

So for many new owners who haven’t purchased a nicely renovated and turnkey property the best advice is to “use it now and remodel it later”. It will probably be a win-win situation. Owners can immediately focus on why they are here in the first place — to spend quality time enjoying their favorite outdoor activities and the mountain resort lifestyle. And this even applies to those owners who are looking for some STR revenue in the interim.

The first tip is to simply get rid of unnecessary stuff. Go minimalist. One of the jokes of the Mammoth real estate industry is “sold furnished” often means the seller is leaving behind years of accumulated crap. Mammoth has two fantastic thrift stores which assure many items can be recycled or repurposed. The turnover of these items is quite amazing in Mammoth. For everything else, dumpsters are your friend and usually close at hand.    

Next, fix anything that that really needs fixing. But do it economically. Don’t obsess. Health and safety issues are a priority especially if going the STR route. Then clean everything as well as reasonably possible. Caulking in the bathtub/shower is a simple but often ignored critical improvement. New, inexpensive shower heads with a long reach not only dress-up a shower and but make it easier for the housekeepers to get the cleaning task completed quickly. Cheap white vinegar is your friend against Mammoth’s water. And go with LED bulbs everywhere possible. And most of this can be completed by any of the great Mammoth housekeeping and maintenance crews while the owners are out playing or are out-of-town.

Then throw some paint on anything that is in obvious need. Again, no need to obsess. Then a professional carpet clean. New, attractive bedspreads are relatively inexpensive and make a big impact.

Some other ideas; many older condos and homes have beautiful natural wood features including paneling, ceilings, etc.. Over the years new owners have ripped them out or painted over them. Mistake. (Remember the South West decor era where all of the wood had to be white washed?). Better to protect this natural wood and utilize it as a design element. Many of these natural wood features would be cost prohibitive to replace today and they give the interior of the property a “mountain feel” (this isn’t Palm Springs or Las Vegas). Again, better to utilize them as a design feature.

Cabinets are another story. New owners get taken down all sort of ridiculous paths by the latest trends. Many of the ~1980ish and newer condos and homes have cabinets that are of good quality. Many are better than the average of today’s products. They can be professionally stained, painted, or treated to look very nice especially with updated hardware. Countertops can be replaced with a variety of products, or not. Granite is still the best material and is “mountain.” The ongoing Westin “refresh” doesn’t replace the cabinetry in the kitchens and baths, just some updated finish and paint. And the granite stays too. The trendy touches are in the soft stuff; carpet, furniture, drapes, etc.. 

All of this can buy some time and also be a valuable process to get to know the property better; the special attributes, unique deficiencies to try to cure, etc.. Interior space is often limited in size in Mammoth so unique planning is required. And the use of small footprint, efficient furniture. Looking at what other owners/remodelers of similar units have done can be incredibly enlightening too. There are great ideas already out there.

In older condos and homes a major remodel is often going to require new plumbing, a new electrical panel, and more. This will mean more expense and time. It is best to have a well thought-through plan, and this takes time. And don’t chase trends or go to extremes. They become “dated” quickly. Timeless design is best. So in the fall of 2021 the “use it now and remodel it later” manta is a good one. And trust me, your short term renters don’t care either, they’re just glad to be here. But in this era of endless HGTV shows and instant gratification, I’m sure few will heed the advice.