Blog :: 2016

Return of the Pumpkin People

Jackson, NH is celebrating 31 years of “Return of the Pumpkin People” this October, and this year the whole Valley is getting on the bandwagon. Albany, Conway, and Bartlett, NH are joining in with over 60 different locations participating with local businesses and homeowners this year. The map (see link below) takes you all around the valley from Albany to Jackson, down West Side Road to Rt 16A in Intervale, NH. This is the perfect opportunity to draw visitors from all over to your home, and as an added bonus it is a fun way to get creative this fall! Even if your home or business isn’t on the official map, take a look at the map, is your home near other stops? It could be just the excuse a buyer needs to stop, and fall in love with your property.


Personally, Fall in New Hampshire is my favorite season. It’s the perfect opportunity to let mother nature do your decorating, and let the foliage speak for itself. With so many events going on throughout October and November, you can guarantee your property is getting a lot of traffic this season. Think of every visitor that drives by as a chance to present your home in its best light.


That’s where I come in. When a buyer drives by or stops to take pictures of the “Pumpkin People” they will notice the for sale signs in the neighborhood.

If they’re in the market and they fall in love, it is important that I make sure that your listing is up to date with professional seasonal photos. Even if the leaf peepers aren’t looking for a home, well -- word of mouth is still advertising, and it’s the best kind!


Be sure to check the local newspaper, and take a look of all of the events going on in town in October and November. A massive amount of tourists are here for a few more weeks so take advantage of it, and have some fun while you do it!

(2016 Pumpkin People Map)

Home Staging Tips That Will Help You Display Your Home in the Best Light

Your home may be one of your largest assets, and you certainly want to take steps to get the best price possible for it when you sell. In addition, you may have plans to purchase a new home when you list your home, so you may need for your house to sell quickly. Staging your home is a great way to present it in the best possible light for potential buyers. While there are dozens of staging tips and ideas that you may use, here are a few that are rather simple and affordable.

Give Each Room a Single Purpose

You may have several rooms that have multiple uses. For example, you may have a work desk placed in the master bedroom, or a section of the living room may be designated as a kids' play area. While this may be functional for how your family lives, it can confuse buyers. Buyers need to be able to walk into a room and imagine their own family living in the area. They may not have a need or use for a desk in the master bedroom, and this can confuse the use of the space.

It also can make a room look smaller and more cramped than it is.

De-Clutter Your Rooms

In addition to defining a single use for each room, you should also de-clutter everywhere. Depending how long you have lived in your home and how significant your periodic spring cleaning sessions have been, this can be a major undertaking. As a good rule of thumb, items that have not been used in more than six months may need to be donated or tossed away. The exception to this rule is seasonal items, like winter coats, pool toys or holiday décor. Keep in mind that buyers may open cabinets,drawers and closets, so your cleaning session should be thorough and not superficial.

Pack Away Personal Belongings

A final step is to pack away personal belongings. Everything from religious symbols like crosses, to a family photo over the mantel, should be packed in boxes and hidden away in the attic or basement closet. Your goal is to make your home look like any family could live there rather than to make it look like your home. Only decorative items that have a broad or universal appeal should remain.

When a home is properly staged, it may feel as though your home is not your own and even as though you are camping out in your own home. Keep in mind that staging can help you to sell your home as quickly as possible and to get the highest bid possible. Therefore, your effort is well worthwhile.


4 Tips to Improve Your Home Without Breaking the Bank - JTRealty

With housing prices increasing, now is the time invest in your home to capitalize on its value. However, like most home owners, the thought of renovations and home improvement probably feels a little discouraging. With these low-budget tips it doesn’t have to be!

Tip #1 – Paint, Paint, Paint!
A couple fresh coats of paint makes an entire room feel clean and updated One of the biggest and simplest improvements is paint! A little bit of paint can go a very long way. A couple fresh coats of paint makes an entire room feel clean and updated — and that means more value. When selecting paint colors, neutral colors appeal to the greatest number of people, therefore making your home more desirable. Another alternative is an accent wall, it can be a perfect way to break up a large room, or to emphasize an architectural feature. Here’s an example of an accent wall that receives ooh’s and ahh’s at showings. On average, a gallon of paint costs around $30, so go buy a few gallons and get busy!

Tip #2 – Low-maintenance landscaping

(click photo to see property)

No question that shrubs and colorful plants will add curb appeal to any home, but when shopping at your local garden center, make sure that you "think green." Purchase plants that are native to your region or plants that are drought-tolerant; these require less water and maintenance, which means more savings to you and more green in your wallet. Your grass is important to keep in mind, overgrown or patchy lawns and outsized bushes will cause your home to stand out — in a bad way. A little landscaping goes a long way.

Tip #3 – If you're short on square footage, make it FEEL bigger!
The size of your home is a huge factor, as I'm sure anyone selling their home is aware of. The size of your home is a huge factor, as I’m sure anyone selling their home is aware of. However, it’s not just the square footage that makes an impact it’s also about visual space and how big the buyer FEELS the room is. Replace your old dark, heavy draperies with vertical blinds. Vertical blinds allow much more light into a room – and sunlight always makes a room feel bigger. Also, try to find space for a large mirror in the room to visually double the space.  Last but not least, clutter. Your buyer needs to walk in and feel like they are already at home, so pack up the personal photos, and ditch the vintage collection of Beanie Babies on the top shelf and the less cramped it will feel!


Tip #4 –  Replace Worn Carpets or rugs

WOW -- a 6 Bedroom 4 Full Bath Contemporary home for less than $500, 000!
(click photo to see property)

Sometimes the problem is right under your nose, or in this case your feet. Are your carpets and area rugs stained or worn? Nothing turns buyers off more than the thought that they will immediately need to replace all of the flooring in a home. Ideally, you may want to replace them all, but if a limited budget puts a snag in that plan, start by having the carpets professionally cleaned, or replacing the carpet in the room that shows the most wear and tear and the others as your finances allow.  
If your home has hard wood that appears scratched and damaged, look into a fun area rug. Not only will it help disguise some cosmetic imperfections, but it will add some extra sizzle to the room.

Trying to Sell a Mount Washington Valley NH Home with Tenants Still Living Inside?

These 3 Tips Will Make Your Life Easier

Are you thinking about selling a home in Mount Washington Valley NH that you have rented out for some additional revenue? If so, you're likely trying to discern how to best inform the current tenants and conduct the sales process in a way that works well for all of the parties involved. In today's blog post we'll explore how to sell your home while you're renting it out to tenants and share three tips that can make the process a bit easier.

#1: Review Local NH Laws and Your Tenancy Agreement

First, you'll want to break out your tenancy agreement and download any state, provincial or municipal laws that apply to landlord-tenant relations. Selling a home with renters living in it can result in a number of sticky situations. You'll want to ensure that you conduct yourself in accordance with the rule of law as you may end up in court if the process goes sour.


#2: Communication is a Vital Part of the Process

Next, you'll need to ensure that you're communicating with your tenants every step of the way. Meet with them to let them know that you would like to place the home on the market, and explain how the sales process is going to work. Allow your tenants to ask questions and to state their case as they may be willing to buy the home from you if they can afford it. Be polite but firm; you don't want to encourage any hostility but this is your property and ultimately, your decision.

Don't forget to fully inform your tenants as to how home showings will work, as they'll likely be concerned as to who is being provided with keys to their home.


#3: Incentives Can Sway an Unruly Tenant

Finally, if you're faced with some unruly tenants that are making the sales process challenging you may find that financial incentives to help the process go smoother. You'll need their cooperation in keeping the home relatively clean and tidy, so you may want to consider offering some gift certificates or paying a portion of the rent in exchange for their help. If you're hosting an open house over a weekend, offer to put their family up in a nice hotel somewhere in town where they can enjoy a weekend together.


While selling a Mount Washington Valley NH home with tenants living inside is rarely easy or fun, it's certainly doable. When you're ready to learn more about the home selling process, contact your local real estate agent as they can share their expertise and guidance to ensure you get the most from your sale.

home for sale 433 Rt. 16A Intervale NH home for sale 3045 East Main St home for sale 5 Eidelweiss Conway NH
433 Rt. 16A – Just listed!
3045 East Main St – Just listed! 
5 Eidelweiss – Just reduced!



3D Virtual Property Tours Are Now available in the Mt Washington Valley!


...And our company is the first to implement them in marketing our luxury homes!

3D Real Estate Tours North Conway NHHome sellers and buyers of million dollar properties have super busy lives. Many of my clients juggle homes on multiple coasts and spend in Europe and the Caribbean. When shopping for a vacation property, or another primary home they often have limited availability to preview the property before making an offer. As a member of the Institute for Luxury Home Marketing and a long-time seller of distinctive homes, I understand how important it is to provide an extraordinary experience to meet the goals of these very busy, and often very discerning buyers.  

I have written in previous blogs about the benefits of global marketing in attracting international buyers to luxury homes. I have also stressed just how important professional photography can be in attracting interested Buyers to listed properties. In that regard, when you are working with large, unique properties, a flat dimension photograph is sometimes just not enough. So I went in search of other ways to help showcase my most unique listings.

Through my contacts at Keller Williams, I discovered the 3D Virtual Tour, and am the first Realtor to introduce this new marketing concept to the Mount Washington Valley.  The Matterport 3D Virtual Tour transforms the property preview experience.

Only JT Realty / KW Lakes & Mountains is using this powerful marketing tool. The tour starts in the interior of the home. You use your mouse to “walk through” each room, zooming in and panning out, and spinning to 360 degrees. You can climb the stairs and enter each room just as if you were on the ground, touring the property itself. It’s a very cool feature.

I decided to put it to work first on a $1,575,000 luxury log home new to market. This home was built by NH Log and Timber Homes for the Builder’s own use. It is an amazing property with over 5700 SF and views to the ski trails on Attitash which are just minutes away.

Click HERE to enjoy the very first 3D Tour offered in the Mount Washington Valley.

For a limited time, a 3D Tour will be provided for all exclusive home listings of $1,000,000 or more. Contact me today for a copy of our marketing presentation, including details on how you can get a Matterport 3D Tour of your home when you list with us.

To Learn More About This Luxury Log Home

456 Glen Ledge Road, Bartlett, NH. Click HERE

456 Glen Ledge Rd Bartlett NH 03812Luxury Log Home

It's a Dog's Life in The Mount Washington Valley

We took a Buyer out the other day to look at condos. He had up to $150,000 to spend and wanted a full amenity resort with a strong rental program in Bartlett or Jackson. Both River Run Condos and Nordic Village had properties that met his criteria, with successful onsite rental income systems.  Plus, they have swimming pools indoors and out, tennis courts, basketball and walking trails, and much more. River Run is across the street from Attitash Ski Area, and Nordic Village is in between Attitash and Wildcat Mountain, with over 100 acres for recreating on site. In the end it came down to one small, furry, tail wagging, people-loving detail ... Nordic Village allows owners to bring their pets and River Run Condos do not, and that is all it took to make up this Buyer's mind.

When it comes to houses, dog amenities are important too. A pet door, a yard, a fenced-in dog run, proximity to walking trails, all these extras mean a lot to a buyer with a dog or two. Especially since the number of dog owners in this country has risen in the last decade from 54% to 63%.

As a long time dog owner myself, I understand that dogs are not just pets, they are part of the family. Our office in North Conway is home to agents whose families include a Boxer/Shar Pei, Hound Dog, Rottweiler, Black Lab, Belgian Tervuren, Husky, Dalmatian, and of course my loveable Golden Retriever mixed-breed rescue dog, Skye, adopted 12 years ago from the Conway Area Humane Society. We take our dogs hiking, they sit outside with us at Frontside Grind or The Met while we sip coffee and people-watch; they make new friends in Schouler Park and they visited Four Your Paws Only in North Conway for Puppy Playtime when they were young. When we have a particularly long day of showings and listing appointments we load them up in the car for a special treat - Doggie Day Care at Karla's Pet Rendezvous or an on off the leash, spin around in circles, excited-to-go hike with the K9 Mountaineering Club. On our free days we take them with us to the beach, for a hike in the woods, or climb up our abundant mountain terrain - Black Cap is my fave. Never a day goes by when I don't see dogs--many dogs--out and about with their owners in the Mount Washington Valley.

We live and work where we love to play. If you are thinking of moving to the Valley, or owning a vacation home that welcomes dogs, no worries. You and your dog will fit right in!


Getting Your House Ready For Market

For the first time in quite a while we are seeing the market move away from a Buyer's market to a Seller's market. As the economy has improved, the unemployment rate has dropped and people are once again feeling confident enough about their future to purchase a vacation home or make a lifestyle move to a year round recreational haven like the Mount Washington Valley, NH.

Here it is not uncommon to a take a midweek morning off to go skiing, take a long lunch with a friend, or an afternoon hike with your dog. The lines between work time and play time are blurry in the White Mountains of New Hampshire which is why so many of us love to call it home. The lure of the area has resulted in more Buyers than we have inventory in many price points in the market, making it a good time to list your home! The myth of the selling season starting in June no longer applies as inquiries keep coming in from folks looking for a home to own before the start of summer so they can enjoy all that the area has to offer.

If you are considering putting your house on the market, then Spring is the time to declutter, and contemplate how your home should be staged for a potential buyer. Start by getting rid of paper files. All those decades of financials you thought you might someday need can either be scanned or shredded. The days of needing paper back up for everything we do are largely over. Our local STAPLE'S offers shredding services; just take your box full of unneeded records and they will do the work for you, securely!

Your next step is to start to depersonalize your home. If you have a collection of figurines or beer steins, antique quilts or model cars, they should be packed up before putting your house on the market so that your home makes it as easy as possible for a potential Buyer to imagine their own possessions in place.

Finally, you need to make sure your house is priced correctly. One of the hardest thing to communicate to potential Sellers is that fact that it is not how much money you have invested in your home that determines its value. Market Value is how much someone is willing to pay for your home at any given point in time. I have seen some homes in original condition, with no money invested, sell just days after listing. Other beautifully remodeled homes that are move in ready sit on the market for months with little to no interest from potential Buyers because they did not price it properly. How fast a house sells--or whether it will sell at all--is directly related to how it is priced in the marketplace. Getting it right is the first step towards hearing, "Congratulations! Your house is under contract!" 

So if you are thinking of selling your home this year, contact me for pricing and staging recommendations--and I will pay for professional photography in the months of April and May!

Happy Spring everyone!

Some recent Homes Sold by Joy:

34 Mountainside on Attitash. Under Contract 5 days after listing with Joy! Listed at $435,000. SOLD for $428,000.







20 Adams Rd, Jackson, NH  Under Contract in 20 Days after listing with Joy.

Before Joy -- on the market for 589 days! Listed at $259,900 SOLD at $255,000!






8B-4 Summit Vista, Bartlett, NH Under Contract 26 Days after listing with Joy. Listed at $215,000 SOLD for $212,000!









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OPEN HOUSE Trailside on Attitash Wednesday Feb 17 Ski In or Drive Up!

What are you doing Wednesday, Feb 17? Join us at Mountainside on Attitash in Bartlett for an Open House from 1-3 PM. Ski in or Drive up! New price for #17 , now $439,900.

Two great properties will be open. Both trailside townhouse condos. Just think. No more loading the car with gear to go skiing. Just step out your sliders and ski off the deck!!


Now is the Time to Sell Your Trailside Home

Attitash CondoDon't wait for spring to get your trailside ski home on the market. That is the mistake many sellers make. They want to enjoy one last season on the mountain and then list the property at season's end. The problem with that approach is that your best pool of buyers are the folks who travel to the area to ski ... who love the mountain already and just need to find the right property to transition from renter or hotel guest to ski trail living.

I recently worked with a buyer who made an offer and closed in less than a month on a Mountainside on Attitash condo in Bartlett, NH. At the closing he came up with his family and was able to literally move in and enjoy the property minutes after closing. I have worked with other buyers who have closed on a property and inherited renters who stayed until Spring giving the new owner some nice income. And still others who have bought a vacation property and immediately started renovations to make it their own.

63 Mountainside on AttitashThe important thing is to list your ski home while the people are here and can literally see what it would be like to own a slopeside home during the ski season. You want them to be able to walk out on the deck and watch the skiers go by, envision gathering in front of the fireplace in the evening, or picture themselves enjoying open floor plan living in the afternoon. The date of the closing can always be negotiated to meet your needs or desires, or to accommodate outstanding commitments.

If you know you are going to have renters in for the season and are concerned with how the property will show, I recommend getting professional pictures done before the tenants move in. It is less intrusive for them and buyers will get a good idea of how the property looks with a minimum of personal items. And don't forget, if the new buyer needs a mortgage, it will take 2 months to close anyway, and you'll get that one last season after all! 

So don't wait to list your ski home. You can still enjoy it while it is on the market and it will greatly improve your chances of selling it!

Joy Tarbell RealtorJoy Tarbell lived on Attitash's Cathedral Trail for 25+ Years. She has represented clients in 6 Attitash sales in the last 12 months and has current Attitash Listings ranging from $42,000 - $450,000 with access to others up to $1,625,000.

Email: to talk about listing your property.