What is a ‘Luxury Realtor’?

Dear Joan,

What is a luxury Realtor? I am looking to put my property on the market next spring and depending upon the market it will be over $900,000 ... hopefully, over $1 million, if the market gets stronger. Do I need someone who calls themselves a luxury ​Realtor​? What does that mean, and how important is that in getting my property sold?

Dear Possible Luxury Seller,

You have hit upon ​a​ question​ with many facets to the answer. First of all, let’s look at a definition of a luxury Realtor. If you call yourself an expert at anything, say skiing, tennis, business investments, dancing,​ etc., then does that make you an expert? Not necessarily, but it does show you at least aspire to be good at that chosen field! There are designations for luxury Realtors in many of our different companies. There also are a few international organizations like the Institute for Luxury Home Marketing.

Whether or not they (Realtor) call themselves or your home luxury is not nearly as important as their knowledge of the real estate and how it gets sold in this valley.

In The Top 10 Percent

For most all of these designations, you need to have sold a certain number of properties in the top 10 percent of dollar sales volume in your area in a certain time frame. When I got my designation, the minimum sales price to qualify was a $2.4 million sale in the Vail Valley. By these terms, anything under a $2.4 million sales price was not considered luxury. If this is true across the board, then you would not want a luxury Realtor. However, nationwide, a luxury sale is generally considered anything over $500,000. Obviously, it greatly depends upon the area you live in.

Location, Location, Location

Personally, I believe that there are different luxury values in our own county and your home very well may be considered luxury in your community. The location of the lot is critical in all real estate, and especially in resort real estate. We all know the value of a ski-in/ski-out location, but there are also other excellent locations throughout the valley with fabulous views, golf course community amenities and large estate-like acreages or ranches. A great (not necessarily designated as luxury) Realtor can help you evaluate your location and improvements to get the most money the market will bear when you choose to list your home.

I believe that it is most important that you find a Realtor that will work well with you and do the marketing and networking necessary to sell your property. Whether or not they call themselves or your home luxury is not nearly as important as their knowledge of the real estate, and how it gets sold in this valley, combined with the determination, social networking and experience it takes to make an excellent sales person. I have always felt strongly, along with most of the ​successful ​Realtors in this valley, that it is more important to concentrate on offering luxury service to all of our clients, rather than being so concerned with whether or not we have the luxury moniker in our title.

Joan Harned is an owner and broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Joan with your real estate questions at Joan@TeamBlack Bear.com, 970-337-7777 or www.TeamBlackBear.com.

Originally published in the Vail Daily on 10/25/14 and can be seen here.

Viewing your realtor like a financial advisor

Dear Joan,

As a senior citizen, I have bought and sold property for decades. My last purchase was a lovely home in the Vail Valley two years ago. My question is a little different from what you normally get. My Realtor that represented me in the last transaction has called, emailed or mailed me something every few months since. I closed the deal. I am not quite sure if I am impressed or irritated that I keep hearing from her. I feel like she is trying to get me to sell, or buy, something else, and I am not in the market for either anytime in the foreseeable future. Should I ask her to stop, or be flattered?

Dear Past Client,

Be flattered, as long as the conversations, emails and mailings are friendly, informative and continually updated. Let me tell you why. If you think of your Realtor like a financial adviser, then I think the message becomes clearer. Would you like to invest a million dollars in various investments that your adviser recommended and then not hear from him for two years ... or ever again? Wouldn’t you rather be updated on the market and how your investment was doing, and maybe be made aware of other potential investments that might be equally as good, or even better? Don’t you make some of your biggest single investments with the real estate you purchase? Therefore, your Realtor can be as important to your investment portfolio as your financial adviser. Unfortunately, many real estate clients don’t look at the process in this professional manner. Actually, some real estate agents fail to look at the process as so important to their clients current and future financial portfolio. A great Realtor feels responsibility to their clients when they are actively working with them and after a transaction is complete.

Excellent Realtors keep their current and past clients informed of the market in their community and the valley. It is a task that many agents shun, as they don’t like doing busy work, such as continual follow up. Many Realtors are just concerned with their current sellers and/or buyers. It takes time and discipline to stay in touch with past clients. The interesting part of your question is why no other agent has ever done the follow through of keeping you informed. Needless to say, no one is perfect and some tasks fall through the cracks over the years. The best way to keep informed is to give your diligent Realtor (financial adviser) some feedback about the information you would like to have about the real estate market in your area. You also can let your friends and family know about what a great job he/she is doing! Thanks for your great question!

Joan Harned is an owner and broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team of qualified experts. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Joan with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 or www.teamblackbear.com.

Originally published 9/27/14 and can be seen as it appeared in the Vail Daily here.

Is becoming a Realtor a good career move?

Dear Joan,

I have been thinking about a career change and someone suggested I go into real estate. I had never thought about it, but I like people and I am always interested in what properties are on the market and what they are selling for. Can you give me some criteria on what it takes to be a successful Realtor, and tell me if you think the market is already saturated with Realtors so I would not stand a chance as a new Realtor?

Dear Potential Realtor,

How exciting! Being a Realtor is a wonderful career that allows you to help a wide array of the public with one of the most important investments of their life. It can be very rewarding, or not, depending upon your attitude, skills and perseverance. The attitude you need is positive enthusiasm toward the smallest and largest client and transaction. The skills you need are a curious mind that is always open to learning more and gathering data. You need to be willing to study and​ glean information from all situations and people. Knowledge is king in this industry, so​ ​​you need to know about ​the school systems, the recreation opportunities, ​​geography, politics, etc., in the valley, as well as the inventory of homes in each ​specific ​neighborhood​. The perseverance ​is required because instant success​,​ ​although​ possible, ​is​ certainly not guaranteed.

I worked hard for six months before I closed my first deal. Of course, interest rates were above 18 percent at the time and doing any deal was a challenge!​ Therefore, you need to have saved up a nest egg if you are going to get your license from the state and then start in full time​. You will need to be hired by one of the real estate companies in our valley​ or y​ou can go into business on your own​, as long as you have no other brokers under you. I highly advise that you find a reputable company that values new agents and will teach ​you​ all of the skills you did not learn in real estate school. The real estate schools teach you the contracts, laws and ethical standards, but none of the techniques of dealing with people and negotiating important issues​, how to handle and cultivate a database and what to do with complicated contracts and closings.

There are companies in the valley that value new brokers. We always say we are constantly “looking for talent” and I am sure we are not the exception in this department. As far as the saturation of the market with licensed brokers, I, of course, have my opinion of that, too. There are over 650 currently active, licensed Realtors in this valley. As in most businesses, the 80/20 rule applies most of the time ... 20 percent of the brokers do an excellent job and 80 percent do a good but not an excellent job for their clients. So, if you decide you are going to be one of the 20 percent of excellent brokers, then there is plenty of room and business for you, here, or anywhere.

Joan Harned is an owner and broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Harned with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 or www.TeamBlackBear.com.

Originally published 9/20/14 and can be seen here.

How Important is an Open House?

Dear Joan,

When I listed my home I told the listing agent that I didn’t want her to do any open houses. I think an open house is an unnecessary hassle for me, since I live in the house and I have to make sure it looks good and change my schedule around so I am gone. I also have security concerns and think that open houses are just to get more business for the broker, not to get my house sold. I am now having second thoughts and wondering what you think about “open houses.”

Dear Anti-Open House,

This is an age-old question in the real estate world. You will have agents who argue for and against open houses. Let me give you the reasons and then my personal thoughts. In a National Association of Real

tors membership profile poll, 65 percent of the agents said open houses generated no business for them. Therefore, they say they would rather concentrate on their Internet presence and only spend time with “pre-approved and ready to write an offer” clients rather than waste their time sitting at an open house.

According to a recent article in The Residential Specialist, the publication for top agents across the nation, there are many reasons given for doing open houses. There are some agents who say that they get up to 22 percent of their business selling homes through open houses and meeting new clients. These proponents of open houses all say that open houses are a lot of extra work and some say it is more tiring than anything else they do but definitely worth the effort.

Some open houses are done for other brokers, so that they can interest their clients with their own firsthand knowledge of local properties. A fair amount of planning and financial investment usually goes into this so that the brokers will be fed breakfast or lunch and/or win contests.

Public open houses also have the time and expense of notices in the paper, the Internet, signs, sometimes notifying the neighbors and sometimes incentives here also. Some of these agents also said in the article that contrary to the notion that the Internet has hurt open house attendance, they believe it has helped because once the client’s interest is piqued online, they want to come look at the property in person.

There is no right or wrong answer. The open house decision depends upon the wishes of the seller, of course, and the condition, location and pricing of the individual property. I think the Internet presence with great pictures is first and foremost in today’s market. However, I do believe that sometimes an open house can generate interest.

There is something about the “law of attraction” and when some people start to look at a home, whether or not they actually make an offer, it generates more activity. It is one of those wonderful laws of the universe where a body in motion tends to stay in motion. I would reconsider if you are not getting the activity you want — especially if your agent is willing to take the time and effort to do an open house for you. Good luck!

Joan Harned is an owner and broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Harned with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 or www.SkiAndTeeHomes.com.

Originally published 6/14/14 in the Vail Daily and can be seen at http://www.vaildaily.com/news/11782044-113/open-houses-agents-harned.

Should I Fix Up Before I Sell

Dear Joan, ​

Shall I do some fix-up/remodel before I entertain listing my house with a broker? My wife says we need to remodel the kitchen and our master bath and do all new floor coverings before we can ​put our home on the market.​ I say, we should stay here​ if we put that much money into it​! Should I do anything at all​, and if I do, how ​do I know I will get my money back from the cost of the remodel when the house sells​?

Dear Fix-Up,

Many sellers make the mistake of spending too much on the wrong thing, ​and/or not fixing the most important items to make the home able to sell in today’s market.

​You will not be surprised to hear me say the first thing you need to do is find a knowledgeable, honest and

successful real estate broker to come look at your house just the way it is today. They should be able to give you the information you need to make intelligent decisions on what to do and what not to do to facilitate the quickest sale for the highest net to you. Remodel also affects the timing of a sale, which is also very important in our current market.

EXTERIOR IS IMPORTANT

In the 2014 Remodeling Cost vs. Value found on the National Association of Realtors website, Realtors responded to a new survey and voted that the exterior was the first most important item to spend money on to receive the biggest financial returns. If your house does not look like “a million dollars” (or whatever your asking price is) when the buyer drives up, then it is hard to even get them in the door. Actually all of the outdoor living space is considered important in today’s market. The survey listed five mid-range remodeling projects that offer the biggest returns monetarily.

Surprisingly, the survey said that the highest return for your dollars (96.6 percent) was received by replacing your front door. Obviously they are very concerned with that immediate feel of “opening the door” to a great home. The kitchen remodel you spoke of is the fifth suggestion on the survey, giving you the possibility of receiving up to 82.7 percent back from your investment. Remember, these numbers are only educated guesses and they are based on nationwide information.

Oftentimes, it is better to thoroughly clean your home (and windows), clean the yard (if there is one), de-clutter and have a stager help you present your home in the best way possible than spend significant money to do a remodel that will significantly raise the listing price. There are exceptions to every rule, and if you can afford it, then remodeled kitchens, baths and new flooring can usually bring you a quicker sale.

The question is the return on investment. So, remember, have a serious pre-listing talk with your Realtor about the market in general, your neighborhood, comparable sales in the whole community and what your competition would be in the market today. You will be able to make good choices once you are armed with the knowledge you need. Good luck!

Joan Harned is an owner-broker for Keller Williams Mountain Properties and heads up Team Black Bear. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Joan with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 or www.teamblackbear.com.

Originally published 5/31/14 in the Vail Daily.   View article as it appeared in the newspaper.

Real estate websites have shortcomings

Dear Joan,

I am very anxious to find a local property in a certain price range that I will buy as an investment and then rent to my daughter, until she is able to buy it herself. The lower price range (under $500,000) I am looking in seems to be quite popular and every time I think I have found something great, I discover it is already under contract, or sometimes it has already been sold before I ever knew it was on the market! I am watching diligently on Zillow and Trulia and get alerts from them, too. I talked to a real estate agent some time ago, who said he would let me know when anything came on the market in my price range, and so far I have never received a call. What do you suggest I do?

Dear Anxious,

You have hit upon a subject very near and dear to my heart. In today’s highly technological world, many buyers are working harder to find their own properties, and many agents are working less with their buyers because they think the buyer will let them know when they want to look at something. Let’s take the issue of your search on third-party aggregator sites first. These sites, such as Zillow and Trulia can be useful for an overview of an area you are unfamiliar with, such as in another town or another state. Using them for up to the minute local information, however has become a huge problem in the industry. The clients/consumers (you) think you are getting up-to-date information daily on Zillow and Trulia and other similar sites, which is one of the two reasons you have not been able to find what you want in time. In reality, these sites get their information from a syndicator who gets the information from the local board of Realtors. Therefore, they are the third party in the pass down of information. The Colorado Association of Realtors held an executive session on April 8 to discuss the inaccuracy of these syndicated feed sites for real estate information. Here is some of the information presented at the meeting:

• All local direct feed Realtor websites had 100% of the current listings available to view.

• Third-party syndicators (i.e. Zillow and Trulia) had 79 percent to 81 percent of the current listings available to view.

• All local direct feed Realtor websites had less than 2 percent of the listings showing that were no longer for sale.

• Third-party syndicators (i.e. Zillow and Trulia) had over 36% of their listings were no longer for sale.

• All local direct feed Realtor websites posted new listings the day they came on the market.

• Third party syndicators (i.e. Zillow and Trulia) had the new listing often appear seven to nine days after they came to the market.

In addition, some boards of Realtors around the country have chosen to either purposefully delay giving the information to the syndicators, or have chosen not to syndicate at all and therefore their listings do not show up on these syndicated sites, unless individual agents put the listings in by hand.

The second issue you have had, that has slowed down your success rate, is you have not found the right Realtor for what you need. You want a Realtor with strong local knowledge of the area you are looking in. They need to know the minute a property comes on the market, and in some cases, they know ahead of time. They can also design a portal in our MLS system so that you are notified immediately when a new listing comes on the market which meets your parameters instead of the lag that syndicators have. If you are truly a buyer, then they will find you a property that can work for you. It may take some time, but they will stay in touch and you will stay informed. Hope this helps you understand the system much better and realize that the closer you are to the source, the more accurate your information will be. Best of luck to you!

Joan Harned is an owner and broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Harned with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 and www.teamblackbear.com.

Originally published in the Vail Daily on 5/3/14 and can be seen at http://www.vaildaily.com/news/11249922-113/realtor-information-ask-estate

Buyers should beware of minerals in Colorado

Dear Joan,

"I am looking at buying acreage here. I am from back East and I have heard that you have to be careful buying land in Colorado because a big oil and gas company can come in and drill in your front yard if you don’t own the mineral rights. So here are my questions: How do I find out if there are mineral rights, how do I find out if I will own hem, and if I don’t own them, what might happen?"

Dear Cautious Buyer,

You are wise to inquire about this interesting facet of law in the West. Mineral estates and surface estates are two distinct and separate private property rights. They may both be owned by the same party or may be owned (or leased) by one or more different parties. When much of the West was patented (parceled up), the U.S. government reserved many of the mineral estates in their name. Other mineral estates that were originally owned by some surface estate owners often became divided up in family inheritances and/or sold off or leased to oil and gas companies during the course of many years. Therefore, it is seldom that you would ever buy a property in Colorado where you own all or even part of the mineral estate. This is true if you are buying a home in Beaver Creek or an outlying acreage.

The Colorado Real Estate Commission includes in every contract to purchase property, a special section that explains this “severed” or “split estate” issue. In paragraph 8.7 the Title Advisory, the Real Estate Commission put the following in bold faced sentences in every property purchase contract:

“The surface estate may be owned separately from the underlying mineral estate, and transfer of the surface estate does not necessarily include the transfer of the mineral rights or water rights. Third parties may hold interests in oil, gas, other minerals, geothermal energy or water on or under the property, which interests may give them rights to enter and use the property.”

Complicated Chain

I presume your Realtor has pointed this out if you have drafted an offer. The title company should have the recorded information about the mineral rights ownership and I would advise that you have an attorney look at the information and interpret it for you. The ownership chain can be extremely complicated.

The good news is that there are laws that give the surface owner some say where drilling could occur (so it will not be in your immediate front yard), and common practice is that large oil and gas companies usually negotiate with the surface owners on placement and often compensate them for any surface damage. Besides speaking with an attorney that is knowledgeable in minerals, you can talk to the Colorado Oil and Gas Conservation Commission and they can answer many questions you may have. Although there are never any guarantees, your knowledgeable Realtor can help you understand the likelihood of mineral estate impact on the space you are interested in by giving you the history of the area.

Joan Harned is an owner-broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Harned with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 or http://www.TeamBlackBear.com.

Author is Joan Harned, riginally published 5/10/14 in The Vail Daily and can been seen on their website at http://www.vaildaily.com/opinion/11319292-113/estate-mineral-colorado-rights

Truth or fiction?

Dear Joan,

We have a property under contract in the valley and have had an inspection done by a local inspector who alerted us to some issues with the home we are hoping to buy [Buyer Asks For Thousands In Repairs]. One issue appears serious to us and is definitely serious as far as cost to repair or replace. We decided to get some bids so that we would have accurate information when we wrote up our “inspection objection” report. We called three local contractors to give us estimates on what it would cost to remedy the biggest issue. The second contractor surprised us when he told us he already had done a bid for the repair of this issue for the seller and had worked on the problem several times in the past. We double-checked and nothing was mentioned about this issue on the “seller’s property disclosure” that the seller had signed and we were given. Is that disclosure even worth reading if sellers are not going to be truthful? Do we have any recourse?

Dear Surprised,

I am glad you had a competent home inspector look at your potential purchase. I am not an attorney, but I can give you the facts about what the seller’s property disclosure form states. The five pages of the SPD form are quite clear, I believe. At the very top of the form it states that “this form has important legal consequences and the parties should consult legal and tax or other counsel before signing.” The instructions, just below that line, state that “this disclosure should be completed by seller, not by broker.” It goes on to say that “seller states that the information contained in this disclosure is correct to seller’s current actual knowledge as of this date. Any changes will be disclosed by seller to buyer promptly after discovery.” Then, on page five, at the end of the form, it has the answer to your question. In bold print it has: “Advisory to seller: Failure to disclose a known material defect may result in legal liability.”

I can tell you that we believe the seller’s property disclosure form is very important, and since its inception many years ago, we have greatly reduced the number of lawsuits over most of the items listed on the disclosure. Now, when we list a property, in Paragraph 18.2, “seller’s obligations,” item 18.2.1, “seller’s property disclosure form,” we almost always check the box that the seller agrees “to provide a seller’s property disclosure form completed to seller’s current, actual knowledge.” We stress to all of our sellers that it is always best to write down everything they know about the property. Most buyers realize that no house is perfect, but they want to be treated honestly and fairly. No one likes surprises in a real estate transaction. Besides, this valley is much too small to think that a buyer will never find out some pertinent information. Between neighbors, friends, builders and all of the trades, there are not many secrets here. Honesty is truly the best policy, and I would say that the large majority of our sellers are truthful. I am sorry that your seller decided not to disclose, for whatever reason, but this is not the norm here. Best of luck to you!

Joan Harned is an owner and broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Harned with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777 and www.SkiAndTeeHomes.com.

Will golf course homes retain value?

Dear Joan,

My wife is putting on the pressure again that we sell our home and buy in a local golf course community. She knows I like to golf and even though she has never played, she said she just likes the homes and the neighborhood. I know that several months ago you spoke of pricing and value in our golf course communities [Post:  Should A View Be A High Priority], but I am worried about all of the economic problems golf courses in our valley (and nationwide, for that matter) have had in the past several years. Do you think I have a legitimate reason to worry?

Dear Worried,

I would say you “did” have a legitimate worry, in general, from sometime in 2008 to the start of 2012. However, in the past couple of years, the economic outlook for golf courses has greatly improved. [Post:  How is the Real Estate Market Doing?]  Not all golf courses were in trouble during those years, but several locally and many nationwide did struggle, with some going into foreclosure, including three in our valley. Two of those have recovered and are growing and doing well and one is at least temporarily shut down.

According to Steven Ekovich, VP for Marcus & Millichap Inc.’s National Golf and Resort Properties Group, “after bottoming out in 2012, the golf course sales market looks to be recovering and stabilizing.” Ekovich goes on to say that the prices for golf courses nationwide climbed 57 percent in 2013. He also said that “bank financing is slowly returning, the average sales price is rebounding, there are fewer foreclosures and bank repossessions, and more courses are back to positive cash flow.”

Henry DeLozier, principal in the Global Golf Advisors consultancy, recently wrote an article entitled “Better to be smart than lucky,” where he states that “golf is experiencing dramatic change as the economy recovers and as people attracted to the game revise their list of wants and needs.”

He points out that women are making a huge percentage of the decisions on home purchases and women like the lifestyle that accompanies living in the golf course communities. DeLozier mentions fun, friendship, fresh air, wellness, inclusivity, safety and security as those lifestyle desires. These are all lifestyle qualities that are becoming more important to today’s modern family and as the economy strengthens, families are able to concentrate more on their wants now that their needs are taken care of.

So, in summary, as someone who lives in a golf course community, I would say that things are looking much stronger for the economy in general and golf course communities specifically. And, even when the golf courses [Post: Should I Pay More If I Don't Golf]  in our local areas were in trouble, there was still the beauty, the fresh air, the open space and the sense of community that remained. I suggest you have your qualified Realtor do a little research for you on the community, golf club financials and the housing prices in the area of your choice, so you can feel comfortable with any decision you make. Plus this might be a great time to sell your existing home! Some places in the valley have low inventory. Good luck with your decision.

Joan Harned is an owner/broker for Keller Williams Mountain Properties and heads up Team Black Bear, her own real estate team. Harned has been selling real estate in Eagle County for 27 years, is a past chairman of the Vail Board of Realtors, past Realtor of the Year, past director on the Great Outdoors Colorado Board and a member of the Luxury and Land Institutes. Contact Harned with your real estate questions at Joan@TeamBlackBear.com, 970-337-7777, www.TeamBlackBear.com or www.SkiAndTeeHomes.com.

Originally published 4/19/14 by the Vail Daily newspaper and can be seen here http://www.vaildaily.com/news/announcements/11079183-113/golf-course-harned-courses