2011 Madisonian Spring Home & Garden Edition

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THE MADISONIAN - Serving Southwestern Montana 19 | April 21, 2011

By Kurtis KoenigThe Madisonian

The hay-day of the 2007 housing market boom is the stuff of distant memory. With Madison County residents trudging toward what is hopefully the end of a lengthy recession, many wonder at the state of the local housing market.

The answer to that query is more difficult than one may think.

Nationally, homes appreciated in value by nearly 7 percent from 2000-2007, according to a Bureau of Business and Economic Research study. In Montana, homes appreciated by a little more than 8 percent.

From 2008 to 2009, Montana homes lost value by a

little more than 2 percent, which is much better than the national 5 percent dip, according to the study.

If an individual wanted to search for his own answer to this question, the most conventional approach would include a call to his favorite Realtor. That Realtor would then access MLS (Multiple Listing Service) which is only available to real estate agents and provides information about the market.

Other studies, like, and including, the MLS, provide averages, percentages, and other important information, but according to Melinda Merrill of Reed Real Estate in Ennis, it doesn’t tell the whole story.

“Everyone has been looking only at averages,” she

said, “but the averages are skewed.”

From 2004 to the end of 2007, 176 homes sold in the Ennis area. The lowest annual yield of sales was 32 units, in 2006.

“If I compiled an average per home sale, the numbers would be skewed,” she said, “because I was figuring in the sale of homes which sold for more than a million dollars.”

One such sail can render a handful of $100,000 sales moot.

The home sale average in 2007 was $455,503.

“But I included the three homes that sold for more than $1 million, and the 14 that sold for more than $500,000,” she said. “So I went back and dropped the three high-end sales and re-figured it.”

Merrill’s calculation

indicated an adjusted average home sale price of $248,000 in the Madison Valley. She repeated that process with home sale averages from 2008 to 2010.

A 17 percent dip in sales took place in 2008, followed by a 24 percent plummet in 2009 ($126,666). However, 2010 showed an 18 percent increase to $153,950.

The averages found on MLS would indicate that the average sale price in 2010 was closer to $300,000 because MLS includes the two sales that were more than $1 million.

The plot thickens when one considers the past decade.

Out of town home sales in 2010 fetched 7.7 percent more in 2010. Homes located on the Madison Meadows Golf course sold for 316 percent more in

2010 than they did in 2000. Bare land within the Ennis city limits improved by 397 percent. In town home sales rose by 55 percent. Of course, homes bought in 2007 would likely not demonstrate that rate of appreciation, but the general 10-year trend is highly suggestive of upward growth, Merrill said.

Where there is recession there are short sales, foreclosures and auctions. According to Merrill, nine of the homes sold in 2010 were purchased for at a minimum because of some form of short sale or foreclosure. Those sales drive down the average as well.

Other factors contributing to the value of homes is location. River front properties and golf course homes in Ennis, tend to fetch better prices than homes

located in other areas. For this reason, it is not particularly fair or feasible to use generic averages when looking to buy or sell a home.

Karen Talley, the broker of Clear Creek Realty in Sheridan agrees.

“It has been crazy busy,” Talley said. “Starting in October of last year, we have had the busiest winter I’ve seen in 20 years.”

She cites several reasons that may have attributed to the rise in the real estate market in the Ruby Valley.

“Buyers feel that the market has bottomed out,” Talley said. “It’s been a slow recovery and people are getting more confidence in the market.”

Although few sales of high-end property have gained

“Buyers are back”

Local Realtors are encouraged by activity

Turn to BUYERS on page 22

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Wouldn’t it be nice if your garden or yard possessed its own pest control and generated its own fertilizer? A minimal investment, and an open mind, can provide these benefits and more.

Urban chickens are not a new fad but a growing trend. As food costs continue to rise more and more urban residents are finding that raising chickens can offset a slew of hidden costs.

Many urbanites have supplemented their cupboards with fresh fruits and vegetables. In some cities, it is not uncommon to find public gardens in which citizens can sow and reap. Canning allows a gardener to enjoy the fruits of her labors year round, but vegetables can get lonely on a meatless plate.

Chickens can provide protein rich eggs, and, in some cases (if you’re up to the task), meat.

A key ingredient to healthy

living is fresh foods. Some eggs travel hundreds of miles to get to your refrigerator. With your own chickens, the eggs might still be warm to the touch when they’re cracked open on the side of your frying pan.

More importantly, you will have the confidence of knowing exactly what your chickens ate, and in turn, exactly what is going into your body.

Chickens are not just a provider of protein, they will also provide your garden with natural fertilizer.

Some brands of store bought fertilizers often contain unwanted chemicals, which were manufactured to enrich soil, and it’s just not that fun to shovel manure. Chicken droppings are high in nitrogen and an outstanding addition to your composter.

Your lawn, garden and f lowerbed will f lourish with this mix, and the supply never runs out.

Another pest commonly found in a back yard is insects. If you let your chickens out during the day, there will be no need to invest in

expensive and potentially harmful insecticides. The chickens will keep the six-legged invaders in check naturally.

Urban chickens are easy and relatively cheap to obtain.

I paid $4 per bird at Murdochs in Bozeman. Of course, I picked up a feeder, water canister and heat lamp. I added to the cart a bundle of wood chips, and a bag of chicken scratch as well. Total cost: $86.

The chicken coop can be easily constructed with minimal raw materials. A simple Google search provided me with pertinent information concerning how much square footage each bird would need and even a few clever designs and plans. The construction project took me one afternoon, and any weekend warrior is more than up to the task.

I used two 4x8 sheets of three-quarter inch plywood, two 8-foot 2x4’s, and two 8-foot 1x2’s. The addition of some hardware such as hinges and locks brought my costs

Urbanizing the chicken Tips on becoming an in-town poultry farmer

Turn to CHICKEN on page 24

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THE MADISONIAN - Serving Southwestern Montana April 21, 2011 | 21

By Cindy OwingsFor The Madisonian

Every garden season dawns with big ideas about what to grow, how to grow it and where to grow it. Each year brings the excitement of trying a new crop of veggies, adding a row of edible shrubs, or finding a fruit tree that will survive. Without a doubt spring lies in the heart of every gardener long before its promised warmth thaws a growing bed. While the chill lingers, create a plan for your plot that includes preparation of soil, choice of climate-

appropriate vegetables and flowers, and a realistic layout.

A gardening friend in Manhattan, Montana told me recently she had planted Mizuna seeds in flats in her kitchen, a plant new to her. Hearing about Mizuna (Brassica juncea var. japonica), also known as Japanese Mustard or California Peppergrass, a dandelion-like jagged edge leafy green with a sweet earthy flavor spurred me to thoughts of Japanese gardeners. Embarking on the 2011 growing season in our own mountainous homeland we certainly have none of the considerations Japanese gardeners face this coming growing season. However, planting, growing, and tending a Madison County garden requires close observation and understanding of natural

occurrences, the earth, and weather. In this manner, we here in Montana are no different than gardeners the world over.

From the ground up, basic to growing nutrient-rich food is healthy, balanced soil rich in ingredients that encourage plant root growth. Improving soil structure is best accomplished by adding organic matter that helps to maintain pH balance and adds nutrients. As organic matter decomposes the soil must be enriched over and over as plants and microbes ‘eat’ up the organic goodness. The decomposition process improves

the soil structure by developing compounds that cement small soil particles together into aggregates, allowing for both increased drainage and moisture retention. The first step to improving soil is to have your soil tested for pH and nutrient levels. The Madison County extension agent can provide information on soil testing.

What difference does it make that we live in Zone 4? A couple of years ago, I yearned to grow sweet potatoes. I tracked down a source for slips (actual potato plant sprouts, roots and all). Significant, but ignored by me in my zeal to grow this crop, was that the supplier happened to be located in southern Alabama, Zone 8! The slips arrived, frozen in their little packet. Not to be deterred, I re-ordered later in the spring and the fresh slips arrived

just fine. I planted the sprouts under row cover thinking that protection from temperature extremes, wind, and hail was assured. It took less than a week for the sweet potato slips to die. The shock of a Zone 4 lifestyle was too much to bear!

When flipping through seed catalogs or strolling big box store nurseries remember what it means to live in Zone 4. Try not to be seduced by plants propagated for warmer climes. If you are serious about growing some of your own food or planting a sensational flowerbed, look for cold hardy plants and seeds that are adapted to a 60-day growing season. A wonderful regional resource is the Buffalo Bird Woman and Homestead gardens at the Museum of the Rockies. Plantings are appropriate to our

climate and may provide ideas for heirloom crops you have never considered.

Often forgotten is awareness of nighttime temperatures. For instance, tomatoes planted outside, in order to flower and produce fruit, must have a constant nighttime temperature of at least 55 degrees or growth will be stunted. One way to maintain constant temperatures for tomatoes is to surround plants with

Walls-o-Water. During the day, the sun heats up the tubes of water. During chilly nights the heated water maintains an even temperature tricking the tomato plant into believing it is actually living in a warm place. My own theory about the withered marigolds I try to grow every year is related to the nighttime temp secret. Our nights are not warm enough for some sun-loving flowers.

Planting seeds indoors about a month before outdoor planting begins gives a jump on our short growing season. I start pumpkins, summer squash, cucumbers, peppers, sweet peas,

nasturtiums, tomatoes, kohlrabi, beans, and peas, indoors under grow lights. Root crops such as carrots, beets, potatoes, and onions are planted directly outside around the beginning of June. Garlic starts to sprout in late April if planted in mid-October and covered with six inches of straw and kept moist through winter. Cool weather crops like lettuce and spinach can be planted outside early in the growing season. Strawberries, raspberries, tarragon, mint, and rhubarb are perennials that winter over fairly well in Zone 4.

You may think you are alone in your Western gardening life. On the contrary, your constant companion is wind. This traveling buddy dries garden soil, disrupts seedling growth, freezes sprouts, brings pummeling hail and rain, and deposits carefully prepared topsoil in the next county. Enough said about wind’s

character. How do we protect our gardens from its rampages? Create microclimates by building cold frames and low hoop houses where delicate plants can be germinated in a warm protected environment. A greenhouse will accomplish the same function in addition provides a cozy environment for mature plants. Garden cloches either from gallon milk jugs or fancy French glass are quite helpful in protecting individual plants. Willow or bamboo fencing can create space definition while at the same time provide protection from wind for shrubs, growing beds, and small trees. Straw mulch covering beds helps to maintain soil moisture plus provides eventual organic matter.

Today, gardening resources abound on the Internet, in books, and through adult education classes. The most important asset, however, is your friendly neighbor. There is

no better advice than that which comes from an experienced gardener who has grown in this region for years. Local nurseries are another great source of information and plants. Madison Farm to Fork Farmers’ Market begins in mid-June and always has vendors who sell starter plants appropriate to Zone 4. Join a regional email list (if you are a woman) called Women of the Dirt for all kinds on growing tips, connection, and friendly advice.

A parting reminder to gardeners all – plant a profusion of flowers for contemplation as well as to attract bees. Also, provide Mason Bee houses with safe holes for bee egg laying. A garden without bees is a garden without pollination. May your back hurt, your heart fill with earthy joy, and your garden trug be brimming with fresh, home grown goodness!

Sweet, Earthy flavor of garden success

“Half the interest of a garden is the constant exercise of the imagination.”

~Mrs. C.W. Earle, Pot-Pourri from a Surrey Garden, 1897

Featuring:Fruit Trees, Shrubs, Shade Trees,

Flower and Vegetable Plants, Perennials, Herbs, Raspberries, Strawberries, Black Currant

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Photo by Cindy Owings


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One of the greatest attributes of indoor plumbing is that once the toilet is f lushed, any worries associated with the contents of the bowl are literally f lushed away. But for those who are not connected to a public sewer system, that waste should not be put out of mind simply because its out of sight.

According to Mary Smail, co-owner and operator of South West Septic, all of the problems that occur with a septic tank stem from a lack of maintenance.

“There really is a lack of education when it comes to septic tanks,” Smail said. “People should take the time to learn about their systems and keep it maintained regularly.”

All too often homeowners simply let their septic tank exist in that happy world of “out of sight, out of mind,” and the only time their private sewer gets any attention is when something goes wrong.

“It is far cheaper to keep the septic tank maintained than it is to replace or repair it. The drain field can cost thousands of dollars,” she said.

Smail, and her husband Ray, started South West Septic

in 2007. Since then they have installed hundreds of tanks. Ray has been installing them since 1995, and according to Mary, the best time to perform maintenance on a septic system is in the spring and summer.

In order for a tank to be maintained, an access hole must be dug. This obviously presents a problem when the ground is frozen. If maintenance is not performed in the spring and summer months, homeowners might find themselves up Nasty Creek without a paddle in the winter.

“It is possible to do work in the winter, but it is extremely difficult,” Smail said.

The Smail’s recommend that a tank be serviced every four years, but every one to two years is not uncommon.

Each septic system contains bacteria, which is naturally deposited each time a toilet is f lushed. This bacteria breaks down the solid waste into blue water which is readily absorbed by the drain field. Sometimes, however, a tank can run short on bacteria, and that can cause problems.

“Lack of activity in the tank can cause the bacteria to die off or become neutralized,” she said. “This can happen if people don’t live in their houses year-round.”

If the bacteria no longer breaks down the solids, a tank can quickly build up a surplus of “sludge.”

“All tanks are going to have sludge in them,” she said, “it makes up the bottom layer in the tank.” When the bacteria in the tank is no longer breaking down the sludge, it can form blockages and backups.

Low f lowing drains, gurgling, and odors (both inside the home and out) can be indicators that the septic system needs attention. When that occurs, South West Septic employs a tool called a “Crust Buster.”

“It turns all of the different layers of waste in the tank into one consistencey,” she said, “Simple pumping might not clean it effectively.”

Once the tank has been successfully pumped, the filters will be cleaned and the drain field inspected. If all components of the system check out, the septic tank will

be fully functional again. Sometimes a busy lifestyle

can contribute to septic problems.

“After the solid waste is decomposed, f luid water should go into the drain field. But busy lives can lead to binges of water use. This can create a problem because the sludge won’t have time to be broken down,” she said.

Tanks are generally 1,000 gallons, but they come in a variety of makes and sizes. The reason they are so big is so that the waste products will have time to sit idle and putrefy. This natural process allows solid waste to be turned into blue water which is destined for the drain field.

Unusually high, and periodic, binges of water can literally sweep solid waste into the drain field which can cause blockages. This doesn’t mean that a 2,000-gallon tank is the best answer for every home.

According to Smail, the size of a tank is determined by the number of bedrooms in a home. Ninety-five percent of the tanks installed by South West Septic are 1,000-gallon tanks. Simply monitoring water usage in the home and regularly maintaining the system will keep it healthy and functional.

According to “A Montana Homeowner’s Guide to Septic Systems,” a publication put out by the U.S. Environmental Protection Agency’s Office of

Water, the estimated cleaning frequency of a 1,500-gallon for one person is 19 years. For a family of 4 in a 4 bedroom house it is 4.2 years. The same family on 1,000 tank is 2.5 years.

“Kids, garbage disposals, cleaning supplies are all factors that can speed up or slow down these numbers,” Smail said.

Any homeowner on a septic system would do well to consider the maintenance record of their septic system now that the ground is starting to thaw. Otherwise, it might be a good idea to invest in some buckets, mops and air fresheners.

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buyers’ attention, open land, from two to four acres in size, have lately seen a lot of activity, she said.

“It’s really been a dead market for the past two years,” Talley said. “People just haven’t wanted to build or they’ve been stuck in the selling mode.”

The lack of new building projects have caused several local constructions companies to struggle as well. However, the kind of interest that has been put into open land in the past three to four weeks could bring some hope to local builders for future projects, she said.

According to Talley since October around a dozen homes have sold in the Ruby Valley, and Clear Creek currently has five properties under contract.

The housing woes during

the past few years in the Bozeman and Belgrade areas have impacted the local markets as well.

“For the first time in my 20 years of doing this, I’ve seen Bozeman property compete with property over here,” Talley said. “Bozeman’s had quite a few foreclosures and short sales and that has really driven down the cost of homes in that area.”

The key to real estate is the tried and true mantra “location, location, location.” For the right target market, the Bozeman-Belgrade location looks extremely attractive to potential buyers who, for a while in 2009-2010, were actually finding higher prices in the Ruby Valley.

One such target market were retirees looking for a place to settle down and buy a home in the Rocky Mountains.

Retirees have typically loved the Ruby Valley, but up until recently they have been finding more affordable homes in the Bozeman area, Talley said.

It is important to remember

that the steady construction of new homes in Bozeman tapered off in the waning months of 2007, which decreased the supply of homes for sale. Couple that to the feeding frenzy created by a market f looded with foreclosed and short sale homes, and the number of available homes in the Bozeman area fell off sharply.

“They’ve really had a shortage of inventory over there [in Bozeman],” she said. “Now we are seeing those buyers starting to come back to the Ruby Valley.”

Overall, realtors on both sides of the Tabacco Root Mountains agree that the outlook is improving. So far the Ennis area has had six sales since Jan 1, while nearly a dozen have closed on the Sheridan side since October.

The housing market may not be burgeoning at this point, but homes continue to move, and prices are on the rise.

“People can’t price their houses like they did in 2007,” Talley said. “We’re not there yet, but buyers are back.”

BUYERS cont. from page 19

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THE MADISONIAN - Serving Southwestern Montana April 21, 2011 | 23

(NewsUSA) - A “punk-rock” gardening revolution is occurring in the U.S., as found in Husqvarna and Gardena’s annual Global Gardening Report 2010.

Amateur gardeners reign supreme on the Internet, and the expert gardeners’ expertise is being challenged throughout the blogosphere. Bloggers are less apt to follow the gardening experts and pave their own way, perhaps a result of a lingering “damn-the-man” mentality due to the economic slide and rise in unemployment in the U.S. Many amateurs are even sharing their foliage failures via blogs to show and educate other gardeners. With social networking continuing to rise, Americans throughout the blogosphere are showing that it takes a village to raise a rosebush.

Urban farming is also prevalent in the U.S. A push for sustainability and green living has growers from Oregon to New York creating their own version of Eden in any small space available. This includes indoor growing of herbs and plants used in kitchens for cooking purposes. With a focus on fresh, local ingredients and self-reliance, urbanites are now more apt to pluck a leaf of basil from a pot in their kitchen than sprinkle dried-up plant crumbs on Wednesday night’s chicken parmesan.

Jay Dahlin, an urban gardener in Chicago, Ill., said that gardening, for him, is an obsession and addiction, noting that he thinks about it constantly from March to October. While growing mostly native plants in his garden, Dahlin says he likes to think that he is re-establishing a very small part of the lost prairie ecosystem.

With spring right around the corner, weathered wintered minds around the U.S. are turning towards all things green. Husqvarna and Gardena, manufacturers of high-quality gardening equipment, identified

trends in thirteen different countries after analyzing nearly 1.4 million blog posts worldwide. As experts in the

gardening industry, they offer guidance on multiple types of agriculture from farm acres to f lowerbeds. For more

information on these companies and gardening trends, you can visit www.gardena.com and www.husqvarna.com.

Global Garden Report 2010: Survey reveals trends in U.S. gardening



B&E Construction Building and Design, located in the heart of Ennis, Montana is co-owned by Brad Bullock and Ken Evans, both life long residence of the area. Amongst the two of us we have over 40 years of experience in this industry. We pride ourselves in the work that we have done in the this valley. Our company offers all aspects of any construction project you may be pursuing, such as small to large residential homes, either in custom hand crafted log, con-ventional frame or antiqued homes. We also provide commercial building as well. We are licensed and insured by the state of Montana. We will guarantee your project from start to finish. We will work with you to set up a realistic budget and schedule of construction. Your project is supervised at all times by a qualified project man-ager. Once B&E starts your project we will be there full time until your project is complete. No fishing or hunting in between! We can build from you architectural plans or B&E will help you create that one of a kind dream home with their In house Design service. Brad has over 20 years in designing that will truly make your home of a kind. We will also work with you to create the interior and exterior look that will relate to your desires and needs and the environment surrounding you. We are committed to the community and lifestyles of the Madison Valley. Building or designing a home or any other construction project is a very important decision but with the knowledge and experience that B&E Custom Building and Design offers, we can ensure your project a success. Please give us a call.

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From American Council for an Energy-Efficient Economy

Congress recently completed action on tax legislation that modifies and extends three energy efficiency tax incentives, as a part of a much larger tax package. These tax incentives will continue to help raise the market share of efficient appliances, HVAC and insulation products, and new homes.

The legislation extends the new homes tax credit to cover 2010 and 2011 – this $2,000 credit goes to the home builders and is for homes that use no more than half the energy of homes that just meet the 2003 national model energy code. The credit expired at the end of 2009 but the new bill extends this to cover new homes that are built in 2010 and 2011.

The bill also extends and updates manufacturer appliance tax credits for 2011 – the credit, which goes to manufacturers directly, is extended for one year, and the following criteria now apply:

• Dishwashers: $25 - models using no more than 307 kWh/year and 5.0 gallons of water/cycle (this is the ENERGY STAR level effective July 1, 2011); $50 - models using no more than 295 kWh/year and 4.25 gallons of water/cycle; $75 - models using no more than 280 kWh/year and 4 gallons of water/cycle;

• Clothes Washers; $175 – top-loading models that meet/exceed 2.2 MEF and do not exceed 4.5 WCF; $225 – top-loading models that meet/exceed 2.4 MEF and do not exceed 4.2 WCF, or front-loading models that meet/exceed 2.8 MEF and do not exceed 3.5 WCF

• Refrigerators: $150 – models that use 30 percent less energy relative to federal standard; $200 – models that use 35 percent less energy relative to federal standard

The legislation extends the Section 25C heating and cooling equipment and building envelope tax incentives for another year but at reduced levels. The new bill extends

eligibility to the end of 2011, but generally reduces the incentive to the original 10 percent up to $500. Included are provisions which: limit window incentives to $200; limit oil and gas furnace and boiler incentives to $150, plus an additional $50 for efficient furnace fans; limit air conditioner, heat pump, water heater, and wood heating system incentives to $300; loosen the qualification for window incentives (ENERGY STAR windows now qualify); tighten the specifications for oil furnaces and boilers and gas boilers to 95 percent efficiency, up from the 90 percent efficiency in current law; and tighten the specification for wood stoves by using a more stringent test procedure.

Congress is likely to consider further extensions of

these incentives into 2012 and beyond next year, and the Tax Incentives Assistance Project will provide updates as they become available. The existing homes incentives are likely to receive a major overhaul,

and there are also likely to be discussions about improving incentives for energy efficiency investments in commercial buildings, incentives that under current law continue until the end of 2013.

While Congress extended most of the expiring federal energy efficiency tax incentives, it did not extend the incentive for hybrid trucks and buses.

Congress extends and modifies energy efficiency tax incentives

up a bit, but I was well under $40.

Of course you can by pre-made coops, but that will drive your start-up costs up a bit.

My chicks are still too small to venture out on their own, so in a few weeks I’ll need to add some chicken wire, but my four chickens and two ducks are well on their way.

Recently, the Ennis Town Commission adopted an ordinance, which specifically defines the rights and restrictions of Ennis residents with regard to raising meat birds.

“The birds need to be kept securely from sun up to sun down,” said commissioner Becky Vujovich, “And no roosters will be permitted.”

The ordinance specifies that six chickens can be kept per lot, but should a person desire more, a variance is possible.

“You simply need to contact your neighbors and get their permission to have more birds,” Vujovich said. “Then bring proof that you obtained their approval down to city hall. There are some forms to fill out, and they will walk you through the details of the variance process.”

More information is available at www.ennismontana.org

Chickens can help your yard and garden, and they can help you create healthy, delicious, high-protein meals, but the final advantage to raising urban fowl is intrinsic.

They can be very enjoyable to have around.

My three-year-old son loves them, and (don’t tell my wife) they are growing on me too.

They have added another responsibility to my life, and I would not suggest getting them until it is warm enough for them to be outside full-time. Chickens and ducks do generate a rather distasteful aroma when kept in your basement.

The cuddly yellow critters rendered my futile evictions attempts moot.

Of course I took the “tough guy” approach when the subject of becoming an urban rancher was broached a few weeks ago. I retorted the suggestion with my plan to enjoy succulent stuffed duck for Thanksgiving.

Well, that’s not going to happen.

CHICKEN cont. from page 20

Documents

2011 Madisonian Spring Home & Garden Edition