Sept. 18, 2020

Summer 2020 Rapid City Real Estate Market

Summer 2020 was one for the record books!

On September 15, 2020 how many active homes were on the Black Hills Multiple Listing System?

How many homes sold in less than 10 days during the summer?

What's happening with new construction?

And what does this mean if you are a Rapid City home seller or home buyer?

Find out in this month's market report!


YouTube Link:


What happened to summer? It was here, it was gone, and now it's time for your summer market update report!

I've got numbers scribbled on a page let's do this.

Hey everybody, I'm Tristan with Mindful Living Realty. Welcome to your Rapid City Real Estate Market Report: Summer 2020. Let's take a look at what happened during the summer. What's happening right now. And maybe we'll gander a little bit into the crystal ball see what might happen in the future.


What happened during the summer?

If you ask any real estate agent to describe summer 2020 real estate they'll tell you one thing: busy. Just because there was a pandemic on doesn't mean people weren't out buying and selling homes in the Rapid City area.

Now I did pull some numbers…I know numbers are boring, but I want to make sure that you know what I was talking about and not just spouting stuff like: “Now it's time to sell your house! Now is time to buy your house!”

From June 1 to August 31st in our MLS, which includes not only Rapid City but also certain areas of the Black Hills - I used the whole MLS system. Within our black Hills MLS system there were 920 homes sold during the summer. With an average days of market (DOM) of 39, and a median of 13.

Just to give you an idea what that means: 429 of those homes sold in single-digit days.

We weren't kidding when we were telling your homes are flying off the shelves.

Low inventory, high buyer demand, lots and lots of bidding wars.

One of my first-time homebuyer families lost out on three homes before they finally got the fourth one. My buyers were patient they were perseverant we found them a property got in there right away put in a strong offer with a short time frame for acceptance and got it accepted.


What about now?  What's happening now with residential real estate?

Over the past couple days there were 34 homes that were new on the market. 27 under contract and only nine of those were single digits.

So presently, we're seeing the days in market expand just a little bit.  But don't let that stop you from making sure you present that offer -that strong offer, right away.

I got into the back end of our Black Hills MLS system.  I entered Active and Residential. How many homes do you think popped up?


That's it, 287 active homes in our entire black hills MLS system.

In years past it's been at least double that. So, when we say there's low inventory, there's low inventory.

The other thing that's interesting right now is new construction. Now we're seeing a lot of new construction going on right now new developments. But, with COVID, all the hurricanes, plus all the hail storms in our area, we're seeing materials not only take longer to get here, but also the price going up. New construction homes are going to get more and more expensive and they're also going to take longer to get built.


What’s going to happen the rest of this year?

Of course, the answer really is who knows? But that's no fun let's talk about what we think might happen!

I'm currently working with clients from about 10 different states that are all talking about moving to South Dakota. Now this just happened for me just a few weeks ago. And they're all talking about moving to the area within the next few months or spring of next year.

Add to these people coming in the current low inventory, and as we're getting closer to wintertime when Sellers are saying "Yeah I'll just wait to list till spring"; I don't foresee the market shifting or slowing down anytime soon.

However, I've been wrong before this is a weird election year.

And, hey, it's 2020 who knows what's really going to happen.


What does this mean for you?

If you are a seller you're thinking about selling your home; it is a seller's market. The inventory is low, buyer demand is high. You should be able to get your home sold for a very competitive price very quickly.

However, this also prevents a challenge for you if you want to sell and buy and possibly move up. Number one the home you want to buy probably won't accept the home sale contingency because, why should they? Another buyer will come along without one and just buy out from underneath you. Number two, even though you're getting more money from your home all the rest of the prices have gone out too. So unless you really want to jump from your price to the price of your home to the price of the next home it could be very difficult to really get you to something that's actually an upgrade based on where you want to go.

Buyers - I'm sorry, it's kind of the same thing: patience, persistence, get in the game, play the game, keep putting offers in. Make sure you have an understanding of not only what you want, but also what you need your time frames and what means the most to you sometimes it might simply be "Hey, I just want to get into a house".


Thanks for watching our video today! I hope you liked it.

Do me a favor hit that subscribe button, click the notification bell, give me a thumbs up! Make sure you stay abreast of everything that's happening in Rapid City real estate and moving to Rapid City in the Black Hills area plus all the cool things around.

We love our area we want to make sure that you love where you live too. Have a great day.


Posted in Market Reports
July 1, 2020

How Hot is the Rapid City Summer Real Estate Market?

It's kinda hot.

I know you're thinking "You are a REALTOR, you always say stuff like that."  It's a true story, though!

Check out this video to find out what's happening, and what it means for you as a buyer OR a seller:

YouTube Link:


Hi everybody. It's Tristan Emond, Mindful Living Realty.

Welcome to your June Rapid City real estate market report!

The Rapid City real estate market has been hot! Things have been selling in a matter of days, sometimes even hours, depending on the location, depending on the price, depending on the quality and condition of the property.

I had a time scheduled to meet with my buyers to look at four properties. By the time I arranged those four properties, three of them were under contract. We only looked at one that evening.

Typically, in Rapid City, we will have a strong spring market. March through May gets to be very, very busy and then it usually slows down again during the summer months when people are vacationing and enjoying the Summer.

It seems to be when we have things that slow down the spring market such as last year's lots of rain and flooding situations and this year's COVID situation, the summer then becomes just as hot, if not more so, than the spring before. All that pent-up buyer demand just funnels into the summer.

We consistently have low inventory, high buyer demand, which of course raises prices and increases those multiple offer situations.

Yes, that means this is a seller's market.

If you are a seller, you have the upper hand. Or if you're thinking about selling your property you are in a good position to get your home sold quickly.

But buyers aren’t stupid. They're not gonna buy your property if it isn't ready for sale, if it isn't up-to-date, if it isn't taken care of. Don't expect to get high market value for your property if you haven't done those basic maintenance items on your property.

Buyers: you need to have patience, you have persistence, and need to have the tenacity to jump into the game and to make offers on that property that you like. So, this is why we recommend that you really hone in on knowing what you want on a property and you listen to your gut when you walk in that front door.

As always, we at the Emond Team have the experience and know-how to help you buy that property - get into the one that you want or get your property sold for as much money as possible.


Thank you for watching!

Have an amazing day...

and remember... Love Where You Live.


Posted in Market Reports
May 11, 2020


An Emond Team Client Story



Sometimes the right people just come along at the right time.

In summer of 2016, we had just opened up Mindful Living Realty.

That fall I got a text:  “Is this Mindful Living Realty.  Your name makes me think you are the type of people I want to do business with."

Elated that the brand had done what was supposed to do, I set up an appointment to see Jennifer's house in Southeast Rapid City and put it up for sale.

She did a few minor things to get your house ready and then we had her home sold within days.

It was such a smooth transaction she kept waiting for the shoe to drop.  We even had conversations where I calmed her down when she over-stressed about a detail.  But the shoe never dropped.

We closed on her home on time to a thankful first-time home buyer.

Fast forward to 2019.

Jennifer spent some time in renting in Hill City, then back to Rapid City.

Landing a job she loved in the city of Buffalo Gap, she started browsing in Hot Springs.

There she found a cute home with an even cuter yard.

A few trips to Hot Springs later and she's a homeowner again!


Once again…smooth transactions, happy clients.

Wherever life takes you, the Emond team can help you smile.  🤩


Here for you when you are ready.  Love where you live.


- Tristan

Posted in Client Stories
May 11, 2020


An Emond Team Client Story


Four Years.

I was working with these two for FOUR years.

Now don’t get me wrong – I loved working with Nan and Sheldon.  Life just got in the way…

I remember meeting them for the first time one evening in my office.  They were feeling me out to see if I was a good choice to help them out with their real estate fun.

The deal was sealed when I made a joke as I was giving directions to the bathroom.  (be real folks.)

They were ready to move out of their single wide (with HUGE garage) on half an acre to a place in the Hills with a workshop.

We looked at some crazy places…there was this one home that (in my mind) was a junk yard of metal parts and wheels.  While I was trying to run from the mess, Sheldon was wondering how much of it they would leave…

Unfortunately, some life changes put everything on hold.

I stayed in contact with them the next couple years.  We looked at a few here and there and always had some laughs along the way.

Finally, in 2017 it was time. 

I was concerned about how quickly we could sell their manufactured home since financing those can be difficult.

But Nan had the home looking amazing and Sheldon’s garage was a car/workshop guy’s dream!  It was under contract within 30 days.

We found the perfect home for them off Rimrock Highway.  The garage needed some retrofitting for Sheldon’s projects and the house needed some updates.  But it had all sorts of potential and lots of places for Christmas decorations!

They have loved every minute of their home.  I was over sharing a beer with them the next summer, checking out the reworked garage, new deck, and home updates.  

Sometimes it takes time to get into the home you love.  Life happens.

Things you can’t control come up…

The home you want isn’t available yet…

Don’t. Give. Up.

Stay the Course.

Sarah and I are here to help you.  We work at your pace in your timing. 

It’s a cliché kind of statement, but a true one: we aren’t interested in helping you find a house, we want to find the house that you love.  The house you make your very own.

To schedule a meeting with us to see how we can help you, send us a message!


Love Where you Live!


- Tristan

Posted in Client Stories
May 7, 2020

April 2020 Rapid City Real Estate Market Report

What happened in the Rapid City Real Estate Market in April 2020?


Wowza April was a long month.  How did the Rapid City real estate market weather the corona virus pandemic?  Find out in the video below.

Also find out the average single family residential sold price in April 2020 compared to April 2015 and April 2010.  The growth is staggering!



It's May, it's May the lovely month of May!

Boy April seemed to take forever didn't it? Well how did the real estate market hold up? Let's find out in today's video.

Hey everybody I'm Tristan Emond with Mindful Living Realty welcome to our April 2020 market forecast report.

So let's talk about a few numbers first just to get us started because everybody loves numbers and it seems like I look like I know what I'm talking about.

What's interesting about April 2020 compared to April 2019 is even though we had this pandemic going on things didn't slow down much.

In the last couple of days, 21 homes in the Rapid City area have gone under contract. Their average days on market? 15!

In April 2020 we actually had 11% more homes active on the market than when he did in 2019. That number is only about 300, so our inventory is still low but we did have more homes on the market this year than last.

We also sold about 4% more homes in April 2020 then we did in April 2019. The days of market actually were a couple days less but really about the same.

What's really interesting about this is that even though we had more an actives, we had more solds, our average sold price in the single-family category was 3% less than April 2019. That average sold price is about $248,000.

You want to know what the average sold price for single-family home was in April 2015? right around $200,000. April 2010? $165,000. Just to give you an idea about real estate in Rapid City continues to grow.


So blah blah blah - numbers, numbers. Who cares?

What does this really mean for you whether you're buying or selling?

Sellers it is a seller's market. The buyers are looking for properties. They can't find exactly what they're looking for a lot of times. You have the upper hand. However, don't be stupid about this. Buyers are smart enough to know that if the water heater doesn't work or if the deck is beat-up and not taken care of, they're not gonna give you the price you want. They're gonna move on to different property. Make sure you take care of your maintenance items. Make sure your home is taken care of.

Buyers - as normal things are tight. You've got to be fast; you've got to be quick. My best advice for you buyers is to really hone in on what you want on a property. When you take a look at the property the first time, take a moment to think about how you feel about this property. If you feel this property is the one for you, make sure you put your best foot forward putting the strongest offer that you can.

If you're thinking about buying or selling a home during this time, please reach out to us let's have a chat and talk about how we can help you.

Our extensive online marketing plan is great for a lot of eyeballs for sellers.

Buyers, we've done this many times before. We got your back. We'll guide you through each step of the process.


Stay safe my friends and love where you live.


 - Tristan


Posted in Market Reports
March 26, 2020

Corona Virus Mortgage Relief!

Have you lost income or your job due to the corona virus? 
You may be eligible for a forbearance from your mortgage company!


Watch to learn what to do, and how things are going in the Rapid City Real Estate market:


Video Transcription:

Wow what a week of weird change, weird happenings and everything else under the sun.

Right now, we're going to talk about forbearance for your mortgage and your Rapid City market real estate report.  

And that's gonna happen right now!

I'm Tristan Emond with Mindful Living Realty. Today I have a very important announcement for you. Something that just happened over this past weekend.

If you have lost your job or even some income during this corona virus pandemic, The government is stepping in and helping out. You may qualify for a forbearance period of up to 12 months depending on your situation.

If this is you what you need to do is you need to call your mortgage servicor. This is the person that's sending you your bills and your statements. Call them up and say, "Hey I've been affected by the corona virus." Tell them your situation.

Apparently they're trying to make this very easy and significantly non-paperwork type process, where they are not asking for 20 documents to be signed.

Now this isn't a forgiveness. This isn't a loan.

This is a restructure of your mortgage in some way.

It's potentially tacking on a couple months on the end of your mortgage.

In some way to help you out through this time until we get back on our feet again.

I wanted to make sure that you saw this video so that you knew that there was options for you if you have been impacted by this virus that's been running around.

So make sure you make that phone call. Even if you think it might be possibility and leastwise get an answer for you and your family.

Now you may stay on the line for a while but have patience, have diligence, have some perseverance and see what you can do.


So let's talk about the Rapid City real estate market. How are things going? Things have changed since last week. Are things still moving along?

In the past couple days there have been 20 new homes on the Rapid City area market. Also in the past couple days nine homes have gone under contract with an average days of market of 28 days. There have also been 16 closed properties.

While this is certainly not a normal spring market, and these numbers aren't huge it does show that there is some real estate activity still going on.

There are still buyers and sellers willing to buy and sell during this time. And everybody that we have to do their jobs is still doing the jobs at this moment.

We'll see what happens in the next couple weeks, of course, but right now Rapid City real estate market still grinding along.

From Sarah, Michael and myself we're certainly hoping that you are well. That you're staying safe and healthy, and that you're taking care of yourself and your family in every possible way.


If we can be of any kind of assistance please reach out. We're here for you, we'll do what we can.


- Tristan


Posted in Market Updates
March 25, 2020


Four Minutes to Beat the Competition and Win the Deal


FOUR Minutes.  It only took 4 minutes for Claton and Renee to beat out the competition and get their home.

Wait, wait.  Let’s back up….

The Beginning

Claton and Renee were ready to buy a home.  Kid was on the way, their space was too small…it was time.

They had some unique needs in a Westside home that, quite honestly, I was skeptical we could find in their budget.

But then we walked into what would be their new home.  (spoiler alert)

It was springtime.  In Rapid City.  And the market was hot.  I called the listing agent to let him know an offer was coming.  He had just received one that day.

BAM.  Bidding war.

Claton and Renee were not discouraged.  They presented a strong offer that included a “we’ll pay ‘x’ more than those guys” clause.

The next morning, I got a call.

“Both offers were pretty similar,” the listing agent said.  “Here’s what we are gonna do.  At 1:30, I’m going to send both parties a counter.  The buyer that gets it back to me first wins.”

Game. On.

I immediately called Claton and Renee and told them the situation.  (the “sitch” if you are Kim Possible fans…)  Then we practiced.  I sent them a document to digitally sign through our e-sign system so they knew what to expect.

The next few hours we waited.  I. love. waiting.

1:30 – email came in.

Save to file, upload to system, send to Claton and Renee.

Text to both:  GO! GO! GO!

Claton signed….

Renee signed….

I got it back…

Download the file…come on, computer – faster!

Upload to email….SEND!


S  O  L  D

The other agent hadn’t even been able to contact his people yet.

Thanks to Claton and Renee’s attention to detail and the ability to quickly sign digitally, they got their perfect westside home to start their family.

I walked around the rest of the day with my hands in the air.


Are you are ready to begin your real estate journey with the Emond Team?  You deserve a fantastic real estate transaction.

Contact us to get started finding your happy place!

Posted in Client Stories
March 17, 2020

COVID-19 and the Rapid City Real Estate Market

How has COVID-19 affected the Rapid City Real Estate Market?

Here is what I know on March 16, 2020.  (it might change by the end of the week!)

The Full Transcription:


Remember when we used to do that as kids?


Now hasn't that been the it's felt the past couple weeks? Rolling around and around not knowing really what's going on?


So, what about the Rapid City real estate market? What's going on? Should you buy? Should you sell? We're gonna talk about it right now.


Hello, I'm Tristan Emond with Mindful Living Realty.


Now I know there's been lots of videos about this virus and about the pandemic and what's going on what's not gonna happen.


So today I just simply want to present you what I know and hopefully that will help you make decisions in the future for what's going on. Now, of course, everything I say today - who knows - might be changed tomorrow.


But here's what I do know: I listed a property in Box Elder for $225,000 on Thursday. We had it sold with double offers in the next day. Under 24 hours.


I had a successful open house Sunday (yesterday).


I've talked with a couple of mortgage lenders. The processing teams and underwriters, they're all here. especially the local ones.


The appraisers - they're still out there doing their job.


The inspectors, they're still out inspecting.


The Title Companies are still open for business. In fact, we're closing one on Wednesday.


All the services that we need to get us from under contract to close are in place. They're all usually small, local business people that aren't in big groups. They are all doing their jobs - just keeping things moving along and marching forward.


What about inventory? Are there any homes on the market even? Are they even selling?


In the past week there been 73 new homes put on the market in the Rapid City area. Of those 73 homes, 23 have sold. Now that's 31 percent of the homes that have sold within a week.


Now, I would admit under a normal spring market, that number would probably be higher. But at 31%, we are still seeing homes being sold, we're still seeing homes listed on the market, there is still activity in the real estate market.


So, if you are thinking about buying a home during this time, what should you do?


Let's talk about a few steps that can help you move through this process in this weird spot that we're in now.


Number one. Stay in contact with your lender. Interest rates are volatile right now. They went down. They're going up. They might come down again. Who really knows what's happening? So make sure that you're in contact with your mortgage professional, so that when things are all ready to lock in, you can lock them at the right time.


If you are concerned about walking through a stranger's property, let us know. I've got rubber gloves! I can go take a video of the property. A very extensive one, upload that to YouTube, and you and your friends can watch it and make a decision about whether that house is right for you. Then when you come up with your top two or three, we can go and physically look at just those homes that you have an interest in.


Number three. Be flexible. This is an unprecedented event. We don't know what's gonna happen. We don't know what not what's not going to happen. Be flexible with your time, with your schedule, with your thought forms about moving forward and buying the property.


Having that kind of flexibility, that going with the flow mentality will help you navigate through the situation and we'll get you closed in the end.


If you're thinking about selling your home, here are a couple of things that will help you with strangers coming through your home and looking at your property.


Number one. Be proactive in sanitizing your home. Have hand sanitizer available right when buyers walk in the door. Now obviously we can't guarantee that they're going to use it. So, make sure that you also have disinfectant wipes and whatever else you need to wipe off doorknobs and other hard surfaces in your home that would most likely be touched by a buyer.


Number two. Consider staging your home appropriately so when they do walk in, they don't have to touch as much as possible. Open up your closet doors, leave your leave your mechanical room door ajar, have places ready and set up, so when a buyer does walk through there's minimal touching required on your hard surfaces.


Number three. Be prepared for longer days on market and potentially longer closing times. As we've talked about before, appraisers are taking a little bit longer. And also, all of the buyers that are usually in the market may not be in the market right now, depending on their thought-forms. Some might be waiting to see what happens, some may have concerns with their job and where their income might come from.


The motivated buyers are definitely there in the market looking for a property to buy. If you need to get your home sold during this time, it's important that you get your home on the market, make the appropriate preparations and be flexible for whatever might happen along the way.


And finally, it's important for you whether you're buying or whether you're selling to have a plan in place to ask questions of your realtor of your lenders of your inspectors.


To make sure that everything is in place for you to successfully buy or sell your property and as, I've said before, go with the flow.


You all are awesome.


We're rooting for you over here. Take care. Have a great one.

Posted in Market Updates
Feb. 10, 2020

Falling in Love with Westside Rapid City Home

How Do I Love Thee?
Let me count the ways!


This home is sold, but enjoy the video!

I took a walk down a Westside Rapid City neighborhood and fell in love with this home!



Yes - I've been told I look like Elton John with these glasses on.  Stay tuned to the end for my tribute!  (I'm sorry....)


This home is listed by VIP Properties.  Give me a call to take a look!  605-391-7086

Posted in Home Listings
Feb. 5, 2020

2020 Rapid City Spring Market Outlook

What will happen in Rapid City residential real estate in the spring of 2020?



Of course, anything can happen...

In this video, I take a look at the current residential real estate numbers.  More specifically, how many homes have gone under contract in the past 30 days AND how many days were they on the market.

This information helps us narrow down where things are at.  Then we can get a good feel how they will continue.

You know, barring any national disasters, of course.  :)


Watch the video above to find out what to expect this Spring...whether you are a buyer, seller, or curious homeowner.


More specific questions?  Call us 605-391-7086


- Tristan Emond
Mindful Living Realty

Posted in Market Reports