First Impressions

Front doorFirst impressions seems like the ideal subject for my first editorial post of 2010. It’s time to take that big step forward and I don’t know about you, but I want to make the most of it.

So, as a seller of a home, how can you maximize the first impression that your home gives? Of course you want to mow the lawn, clean the roof, trim the bushes and trees, but is that all? And, in fact, are those items even the most important? No, they aren’t. I believe that the single most important area of your home that you need to spiff up and get ready, is the front door.

When ever I take a new listing I give my little talk about getting the front door ready. Think about it. Typically a buyer is waiting at the front door while the Realtor is finding and opening the lock box. The buyer will pause there for a minute or two and have the opportunity to look at every little detail. Is the area clean? Is the paint fresh? Or is there a sofa and a big bag of Alpo on the front porch? And if there is a pile of rubbish to step around, what do you think that the buyer is anticipating finding inside? I really believe that buyers make their decision about the house at the front door. If they like what they see, they go into the house seeking to reinforce that opinion. They go inside looking for things to like. If they have been put off at the front door, they enter the house feeling critical. Will the bag of Alpo be accompanied by crates of rabbits and a barking dog chained in the back yard? This is just a very, very important place to spend a little time getting your home ready for marketing.

First I recommend a good cleaning and fresh paint. Get out a scrub brush, some soap, and take the time to really clean. Wash not only the door but the threshold, the weather-stripping, the light fixtures and everything around the door. Sweep the porch. Wipe away the moths and spider webs around the light fixture. Make certain the paint on the door is fresh with no scuffs or scratches.

Make sure the door knob and the key work easily. You may want to consider updating the hardware for the knob and the lock.

The National Association of Realtors publishes an annual report that is specific to every region of the country telling what sort of re-sale return can be expected from remodeling. The only item on the entire list, including kitchens and bathrooms, that returned of 100% of the investment was the purchase and installation of a new front door. Seriously. It will make you money to do this right. The estimated cost in the Pacific region is $1353 to install a new door and a return on the sale of your home of $1732. That’s a return of 128% on the original investment.

Once you get the door clean, painted and ready, do a little staging of the exterior entry area. Be careful not to crowd the area with too much. People should not have to avoid or step around anything you display. I recommend a pot or two of seasonal flowers (at this time of year you can display primroses and pansies) or perhaps a wreath on the door. Be careful with holiday decorations not to leave them on too long, but they are certainly appropriate during each holiday of the year.

Take a little time as you get ready to sell your home, and be sure to take time at the front door. Your efforts will help you to realize a better sale and probably even make you some money.

Looking forward to a great 2010, Dianne

Lake Oswego Market Activity Report ~ Jan 4 – 10, 2010

The pace is picking up a bit. According to RMLS, there are 17 truly NEW properties in Lake Oswego this last week, 9 that went to PENDING status, and 8 that SOLD. Interesting to note that of the 17 NEW properties on the market, there are no shortsales in the bunch according to RMLS, and of the 9 PENDING sales, there were 2 short-sales, with another 2 short-sales out of the 8 SOLDS’s. There are a lot of good deals out there that do not fall into the short-sale or bank-owned categories, and Buyers seem to be looking for that “right” house instead of lasering in on short-sales in general. That said, it is hard to tell how many of the “NEW” properties could be teetering that direction. There is a whole different closing timeline to be considered if you get into that situation, so just be aware and consult with your Realtor.

One thing to be aware of is that we are not able to tell in an RMLS listing exactly how far above the “short-sale line” a property’s asking price may be.  There is always the possibility that a property could turn into a short-sale if the negotiated price with the Seller ends up lower than what they owe.  Just sayin’.  Talk with your Realtor about what that could mean for you if you think you may be offering an amount that could bring up this possibility in your transaction.

Anyway, here is the latest market activity for Lake Oswego (see below the tables for additional notes):
NEWLY LISTED (Jan. 4—Jan. 10, 2010)

Address List Price # Beds # Baths Total SF Prop Type List Date
47 EAGLE CREST DR $99,500 1 1 666 CONDO 1/4/2010
668 MCVEY AVE $164,900 2 1 852 CONDO 1/4/2010
18025 TUALATA AVE $349,000 3 2 1,970 DETACHD 1/6/2010
2705 ORCHARD HILL PL $374,900 3 2.1 2,250 DETACHD 1/8/2010
2530 PALISADES CREST DR $376,200 4 2.1 2,774 DETACHD 1/7/2010
13213 SW 63 PL $399,900 4 3 2,604 DETACHD 1/6/2010
4651 HASTINGS PL $454,900 4 2.1 2,215 DETACHD 1/7/2010
1641 ASH ST $475,000 4 3 2,825 DETACHD 1/4/2010
16909 CRESTVIEW DR $524,900 4 3 2,553 DETACHD 1/7/2010
17930 MEADOWLARK LN $599,900 4 4 3,300 DETACHD 1/8/2010
72 CONDOLEA WAY $629,000 2 2.1 3,088 CONDO 1/7/2010
51 HILLSHIRE DR $679,000 4 2.2 4,306 DETACHD 1/5/2010
5234 WESTFIELD CT $724,900 4 3 3,252 DETACHD 1/4/2010
14435 UPLANDS DR $799,995 4 3.1 4,822 DETACHD 1/6/2010
17884 SW KELOK RD $949,000 4 3.1 4,124 DETACHD 1/4/2010
15444 BOONES WAY $998,500 3 2.1 3,364 ATTACHD 1/4/2010
5665 BONITA RD $1,279,900 2 1 1,500 DETACHD 1/9/2010

PENDING SALES (Jan. 4 – Jan. 10, 2010)

Address List Price # Beds # Baths Total SF Prop Type CDOM
668 MCVEY AVE $136,400.00 3 1.1 992 CONDO 95
4447 GOLDEN LN $229,000.00 2 2.1 1,980 ATTACHD 521
16546 BONAIRE AVE $239,900.00 3 1 1,064 DETACHD 82
2062 CEDAR CT $299,000.00 4 2 1,800 DETACHD 237
909 CUMBERLAND PL 299000 – 349000 4 3 2,716 DETACHD 43
3634 TEMPEST DR $424,900.00 4 3 2,931 DETACHD 3
4040 VIRGINIA WAY $524,900.00 3 2.1 2,623 DETACHD 243
5310 WASHINGTON CT $624,900.00 4 3.1 3,328 DETACHD 865
1839 PALISADES LAKE CT $899,900.00 4 3.1 4,570 DETACHD 166

SOLD (Jan. 4 – Jan. 10, 2010)

Address O/Price Sold Price # Beds # Baths Total SF Prop Type CDOM
26 WHEATHERSTONE $265,000 $210,000 3 2.1 1,692 CONDO 135
5686 WASHINGTON CT $275,000 $259,800 2 2 1,342 DETACHD 25
5956 FERNBROOK CIR $299,999 $295,000 4 2 1,376 DETACHD 370
4191 CHAPMAN WAY $409,000 $360,000 4 2.1 2,610 DETACHD 194
4 ICARUS LOOP $449,000 $445,000 4 2.1 2,743 DETACHD 57
17675 CARDINAL DR $599,000 $500,000 3 3 3,458 DETACHD 294
2200 PRESTWICK RD $1,095,000 $825,000 4 2.1 3,356 DETACHD 539
17345 BERGIS FARM DR $1,249,900 $1,062,500 4 3.2 5,199 DETACHD 665

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings.

Lake Oswego Open Houses ~ Sunday, Jan. 10, 2010

Wow. We have polar ends of the price spectrum on tour this Sunday. 8 over a million, and 5 under $250,000 with a couple in the middle. There are some great properties to see on this list, so get out and enjoy the dry weekend weather & find that “one” to either move-up or buy first-time…. The tax credit time-line is ticking………… Enjoy! & as always, feel free to give Dianne or me a call if you need some help. Here are the Open Houses in Lake Oswego according to RMLS:

Address L/Price # Beds # Baths Total SF Prop Type Open
12 CERVANTES CIR $105,000 2 1.1 912 ATTCHD 1-3PM
45 EAGLE CREST DR #122 $199,000 3 2 1348 CONDO 1-3PM
65 GREENRIDGE CT $200,000 2 2 1314 ATTCHD 12-4PM
45 SW EAGLE CREST DR #300 $205,000 3 2 1348 CONDO 12:30-2PM
1248 OAK ST $245,900 2 1 900 DETCHD 1-4PM
136 TOUCHSTONE TER $329,000 3 2.1 1996 ATTCHD 1-3PM
138 KINGSGATE RD $410,000 3 2.1 1600 DETCHD 1:30-3:30PM
4962 BILFORD LN $439,900 3 2.1 2168 DETCHD 12-3PM
18209 SIENA DR $1,178,950 5 3.1 3839 DETCHD 1-3PM
18143 SIENA DR $1,197,000 5 4.1 4152 DETCHD 1-3PM
18246 BELLA TERRA DR $1,294,000 4 3.1 4196 DETCHD 1-3PM
17464 RIDGEVIEW LN $1,298,950 4 3.1 4407 DETCHD 1-3PM
664 OAK MEADOW DR $1,355,000 4 3.1 4198 DETCHD 1-3PM
18110 Siena DR $1,394,000 4 3.1 4311 DETCHD 1-3PM
657 OAK MEADOW DR. $1,395,000 4 3.1 4371 DETCHD 1-3PM
17364 RIDGEVIEW CT $1,425,000 4 3.1 4436 DETCHD 1-3PM

It’s A New… Centennial Year in Lake Oswego!

HappyHappy 2010 to each of you!  I don’t know about you, but I can feel the excitement (and dare I say relief) in the air.  It’s a new year, and things are looking good.  Lake Oswego is already celebrating its Centennial, employment figures are up, real estate tax incentives are in full force (for a few months anyway), stocks started the year with a rally, and “the trend is still up” according to Rob Lutts, chief investment officer at Cabot Money Management.

Are there naysayers and warnings of impending doom?  Yes, as always.  I, however, am “cautiously excited” at the prospect of renewed opportunity all around.  I see my clients achieving their goals and changing their lives, and I know that time does indeed march on.  For my clients, job changes happen, marriages and divorces happen, families grow & need more space, loved ones want to be closer geographically, retirement and downsizing happen, and of course, “upsizing” is also very much alive.

Couple3The beginning of the year also always brings some legislative changes, like needing a hands-free device to talk on your cellphone in the car.  The new law does, however “…exempt motorists who are on their hand-held cell phones ‘in the scope of the person’s employment if operation of the motor vehicle is necessary for the person’s job’.”  Hmmmm, I wonder if that includes Realtors?  Well, I think I’ll opt for safety anyway, but I can smell some friction (is that burning rubber?) ahead in the way of challenges to these minimum $142. tickets.

In the real estate world, there are all manner of regulatory changes, and changes to the “new” forms we’ll be using.  Make sure to talk with your SophieTuckerRealtor (or Dianne and I if you are without a Realtor) if you have any questions.  Some of the changes could affect the timeline of your transaction if you are not aware of them. For instance, if a transaction includes any seller-carried financing, and the document is prepared by escrow, there is a 3-day mandatory review period… so if the Buyer is just seeing the document for the first time at signing, there will be a 3-day delay in closing.  Also, you will notice that our ML#’s have gotten a bit longer.  As we are starting a new decade, the ML#’s now start with “10”… so they’ll be longer numbers & have lots of zero’s for awhile : )   As an aside, the count on these, and therefore the number of new January listings as of today in Lake Oswego number 24, and range in price from $90,000 to $998,500.

CarrieNationLast, but definitely not least, I want to address the excitement of the ongoing Centennial Celebration in Lake Oswego.  I’m including a link here to a pdf that has all kinds of historic Lake Oswego photos, and news stories from 1910. By that time Lake Oswego had been in existence for 60 years already.  Three previous attempts at incorporation had failed due to fears around “additional regulations and taxation” (sound familiar?). Residents in First Addition were interested in: “promoting small businesses, water quality, fire protection, debate over the sale of alcohol, as well as government autonomy. The vote in favor of the measure was 79 to 22.  Only men cast their ballots because Oregon women did not win the right to vote until 1912.” You really MUST check out this link.  Some of the headlines read: “City Government Controls Width of Tires”“Buy a Lake-Front Lot for $50.” “Oswego’s Bear Population”, “Illiterate Cows” “Pig Penmanship”, and many, many more.

Happy, Happy 2010 to you and yours, and thank you for reading the Property Blotter!

Linda

Market Activity Report for December 28, 2009 to January 3, 2010

Last week brought us 4 truly new listings, 4 pending sales, and 5 closed sales. Kudos to the brave souls who were out working and busy over the holidays. And to my client who managed to schedule his moving day for the exact date and time of our brief snow storm.

Here is the latest market activity for Lake Oswego (see below the tables for additional notes):
NEWLY LISTED (Dec. 28—Jan. 3, 2010)

Address List Price # Beds # Baths Total SF Prop Type List Date
100 KERR PKWY $102,500 2 1.1 823 CONDO 12/28/2009
4 TOUCHSTONE $160,000 3 2.1 1,350 CONDO 1/2/2010
19415 SW DOGWOOD CT $529,900 5 3 3,517 DETACHD 1/1/2010
19288 SW Megly CT $579,900 5 3 3,657 DETACHD 1/1/2010

PENDING SALES (Dec. 28 – Jan. 3, 2010)

Address List Price # Beds # Baths Total SF Prop Type CDOM
65 Church ST $159,900 2 1.1 1,040 CONDO 250
952 A AVE $350,000 2 2 2,912 DETACHD 241
5506 ROYAL OAKS DR $399,900 4 3 2,535 DETACHD 19
8 BUCKINGHAM TER $427,900 4 2.1 3,186 DETACHD 144

SOLD (Dec. 21 – Dec. 27, 2009)

Address O/Price Sold Price # Beds # Baths Total SF Prop Type CDOM
4000 CARMAN DR $129,900 $123,000 1 1 836 CONDO 103
364 NORTHSHORE RD $629,900 $355,460 2 2 2,220 DETACHD 465
106 GREENRIDGE CT $489,000 $441,000 4 3 3,127 ATTACHD 136
279 EVERGREEN RD $689,000 $615,000 3 3.1 2,136 ATTACHD 129
1980 TWIN POINTS RD $4,987,500 $4,987,500 4 5 6,600 DETACHD 0

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings.

Open Houses for January 3, 2010

Happy New Year one and all!  It looks like it’s going to be a bit quiet this Sunday. For those of you who are hoping to attend an open house or two, there will be 5 homes held open in Lake Oswego, according to the RMLS.

Address List Price # BR # BTHS Total SF Prop Type Open
1950 BONNIEBRAE DR $200,000 2 1.1 1,056 ATTACHD 2 to 4
1547 BOCA RATAN DR $208,900 2 1.1 1,008 ATTACHD 11 to 1:30
65 GREENRIDGE CT $215,000 2 2 1,314 CONDO 11 to 1
5373 LAKEVIEW BLVD $335,000 3 1 2,176 DETACHD 2 to 4
17755 HILL WAY $339,900 4 3 1,831 DETACHD 1 to 3

Looking Back at the LO Real Estate Market of 2009

Red man statueI think the best thing I can say about the Lake Oswego real estate market of 2009 was that it wasn’t 2008. Remember a year ago? We’d seen the collapse of some of the Nation’s largest banks, the first bailout/stimulus package had been put into play, and the entire Nation was in a wait and see mode as the country transitioned to a new Presidency. It was a very difficult time. And it makes today’s market feel, well, pretty darn good.

Let’s start by looking at the Portland Metro area.

  • At this time last year the RMLS was reporting 19.2 months of inventory.  In other words, to sell all of the active listings at the pace that properties were then selling, it would take 19.2 months.  Today that same inventory is just 7.1 months.  Whew!
  • Closed sales from November of 2009 (the most recent report available at the RMLS) are 72.4% greater than they were in November of 2008.  Don’t get too excited about that one.  It’s a reflection of just how horrible sales were in November of 2008 and how great they were comparatively in 2009.  Putting better perspective on it requires doing a 11 month average of January-November for 2008 and then 2009.  When this is done the closed sales are greater in 2009 by 2.6%.  Still, an improvement.
  • November of 2009 compared to November of 2008 has pending sales up by 19.9%
  • November of 2009 compared to November of 2008 has new listings down by 7%
  • We have continued to see a decline in home values of 11.4%, year over year.

Looking at the specifics of Lake Oswego:

  • There are currently 396 single-family homes for sale and 130 condos.  Of the single-family homes, 96 are priced at over $1,000,000 and 54 are priced at $350,000 or less.
  • There are currently 49 single-family homes and 12 condos with pending sales.
  • In the last 12 months 393 single-family homes and 95 condos have sold and closed.  Of those 42 cost $1,000,000 or greater and 93 were priced at $350,000 or less.  In those high-end homes, 7 were priced over $2,000,000.
  • At the pace that $1,000,000 and greater homes are selling, based upon the performance of the last 12 months, there is still 2.2 years of high-end inventory.  And that also means that the less expensive homes ($350,000 or less) has just 7 months of inventory.
  • The average sales price is $419,300.
  • Property values saw a decline of 12.9% in the last 12 months.
  • Average days on the market (length of time between listing a home for sale and accepting an offer) is 163 days.

I just can not leave this subject entirely without doing my compulsive comparison of affordable homes in Lake Oswego versus Sellwood, a neighborhood in SE Porltand.  I like to do this because I used to live in Sellwood, so I think I have a good idea of the area, and because I remain convinced that Lake Oswego is misunderstood by buyers.  Many people assume that Lake Oswego is just too expensive for their budget.  This is, in fact, not true at all.  At this time there are currently 54 houses for sale in Lake Oswego priced at $350,000 or less, whereas in Sellwood there are currently just 27.  Lake Oswego is a good place to find an affordable home.

  • The least expensive home in Lake Oswego is a short-sale property that needs work.  It’s priced at $169,000 and has 1382 square feet with 3 bedrooms and 2 full baths.  It’s on a quiet street near Waluga Junior High School.  Offers have been submitted to the lender for 3rd party approval.
  • The least expensive home in Sellwood is a short-sale property that is being sold “as is”.  It looks to me like it needs some work but is in better condition than the LO property.  It is priced at $209,000 and has 850 square feet (120 of that in the basement) with 2 bedrooms and 1 bath.  It too has received an offer and is waiting for lender 3rd party approval.
  • The most expensive home in Lake Oswego remains the 5.5 acre private island in Oswego Lake that is priced at $19,500,000.  Built in 1929, it has 13,500 square feet with 5 bedrooms and 6 1/2 baths.  There are waterfalls and a lake side pool.  To arrange a showing, buyers must provide verification of funds. Yep, LO has those kinds of houses too.

We will never be able to foresee the future.  We can only look at the present and the recent past to get an idea of what to expect ahead.  My prediction is that the tax incentives for 1st time buyers, and now for repeat buyers as well, will continue to boost sales.  I think people intending to sell who are serious will continue to price their homes at reasonable levels that will attract an offer.  I also think that people have been beat up in the last couple of years and realize that many mistakes were made.  Even if the economy improves, I predict caution from home buyers for many years.  People will shop carefully and make home choices carefully.  I will also tell you that from my perspective, having survived the housing market of 2008, and now the market of 2009, I am really looking forward to 2010.

Linda and I want to wish you a safe, healthy, and happy New Year.

Yours in real estate, Dianne

Lake Oswego Market Activity Report ~ Dec. 21-27, 2009

There are 5 truly NEW properties in Lake Oswego this last week, 3 that went to PENDING status, and 4 that SOLD.

Here is the latest market activity for Lake Oswego (see below the tables for additional notes):
NEWLY LISTED (Dec. 21—Dec.27, 2009)

Address List Price # Beds # Baths Total SF Prop Type List Date
47 EAGLE CREST DR $90,000 2 1 932 CONDO 12/22/2005
85 OSWEGO SMT $225,000 2 2 1,212 CONDO 12/23/2005
13680 SHIREVA DR $289,900 3 2 1,504 DETACHD 12/21/2005
4962 BILFORD LN $439,900 3 2.1 2,168 ATTACHD 12/20/2005
1400 LEE ST $475,500 4 3 2,804 DETACHD 12/22/2005

PENDING SALES (Dec. 21 – Dec. 27, 2009)

Address List Price # Beds # Baths Total SF Prop Type CDOM
364 NORTHSHORE RD $399,900 2 2 2,220 DETACHD 465
19 BECKET ST $399,995 4 3.1 3,818 DETACHD 36
4938 MULHOLLAND DR $478,500 3 2.1 2,498 ATTACHD 217

SOLD (Dec. 21 – Dec. 27, 2009)

Address O/Price Sold Price # Beds # Baths Total SF Prop Type CDOM
16200 PACIFIC HWY $368,000 $210,000 2 2 1,208 CONDO 72
15010 TWIN FIR RD $325,000 $260,000 8 2.1 3,526 DETACHD 220
953 A AVE $450,000 $370,000 2 2.1 2,908 DETACHD 134
4688 CHELSEA LN $649,900 $615,500 4 2.1 3,493 DETACHD 9

Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings.

Lake Oswego Open Houses ~ Sunday, Dec. 27, 2009

Hope all of our Property Blotter readers who celebrate Christmas had a blissful and love-filled day yesterday with family and friends! For those of you who do not celebrate Christmas…. we hope you had a blissful and love-filled day HillWayyesterday with family and friends : ) For ALL of you, we wish you a memorable and satisfying holiday season.

There is just one house listed Open according to RMLS this Sunday, and it is a nice one in a mid-level price range that has recently dropped by $15,000.  (photo used by permission) Enjoy! :

Address L/Price Beds Baths Total SF Prop Type Open
17755 HILL WAY $339,900 4 3 1831 DTCHD 1-3PM

Have a great weekend!

Holiday Notes from Lake Oswego

OrangesA very merry Christmas and holiday season to each of you from Dianne and me!

Here are a few notes from Lake Oswego:

Millenium Park Plaza in Final Phase! ~ The improvements include a small grove of Fuji cherry trees, a water feature and an ADA standard ramp to improve accessibility.  Views of Lakewood Bay will be enhanced, and there will be even more room for Lake Oswego’s famed Farmers’ Market and the Lake Run. The park will re-open in May of 2010 in time for Farmers’ Market.

Historic Belluschi House Moves to Marylhurst ~  A home built by noted Portland architect, Pietro Belluschi will stay in Lake Oswego after all.  Many thanks to Marylhurst University, where it will receive a permanent home on campus, and be restored as a lasting reminder of Belluschi’s architectural legacy.  It is truuly a work of mid-century modernist art, and was about to be demolished until Marylhurst came to the rescue.  Fund-raising efforts are now underway to move and restore the house.  Here is a link to a photo in ModernHomesPortland.com:  Belluschi House

Coat Drive ~ Lake Oswego will be collecting coat for Clackamas County Women and Children’s Centers through the month of February.  If you wish to donate, please stop by City Hall at 380 A Avenue, or call 503 635 0257.

Tree 09 bAdult Community Center New Year’s Luncheon ~ Doors open on Wednesday, December 30th at 11:30 for this fabulous feast & opportunity to celebrate with your neighbors.  Suggested donation is $4.00 for those 60 & older, and $5.00 for all other attendees.  The Community Center is located at the intersection of 5th & G Avenues.

Safety ~ The Lake Oswego Fire Department reminds us to consider safety and the safety of those around us as we move through this beautiful holiday season fraught with its own unusual circumstances.   We are not usually stringing lights all over our homes for instance, and do not usually place trees in our living rooms adorned with lights of their own.  The snaps of really cold weather (which broke many pipes in town a week or so ago) add another twist as we haul out our space heaters on those super frosty days.  Here is a link to some safety tips for you and your family:   Safety at Holiday Time