Raw Milk Gets a Raw Deal in Jackson, Wyoming

Jackson Whole Grocer is a unique food provider in Jackson, Wyoming. It's a place where customers are accustomed to getting what they ask for. The shelves and refrigerated cases in this business are stocked with many standard grocery store food items, but they also offer a wide range of choices in response to customer demand. This grocer is responsive to niche market interests such as low carbohydrate, organic, vegan, and all natural products. The Jackson Whole Grocer is one of those rare hybrid grocery stores providing conventional and organic products.

On April 7th of 2010, the county health inspector paid a visit and informed the store that they could no longer have raw milk available for purchase as it was contrary to state regulations. As a result of the health department visit, this unique grocer isn't able to satisfy customer desires for raw milk products, and the customers are plenty upset about it. Many people who enjoy raw milk do so because of its nutritional properties that haven't been "cooked" out by the pasteurization process. Some individuals who were formerly lactose intolerant find that they can digest raw milk without incident. Clearly, the demand for this premium priced natural and unprocessed food demonstrates a base of consumers who are well informed about its benefits. All raw milk products in stock typically sell out in less than 24 hours. This speaks volumes about customer demand.

Stacey Breidenstein told me, "We're about food choices. Our products range from traditional to organic. We're here to meet customer demand - not tell them what to buy." I get the sense that Stacey favors unprocessed and organic foods, but she isn't about to do any arm twisting with her customers - she wants them to decide for themselves. Most certainly this is a model for a successful business - selling customers what they want!

Unfortunately, customer demand in Jackson runs contrary to government rules that prohibit raw milk sales. Some would argue that raw milk presents potential health risks because it isn't pasteurized, yet many states allow the sale and consumption of raw milk. It's typically a small family-owned dairy that provides raw milk and raw milk food products to consumers, and rarely are there instances of tainted product. Oddly enough, salmonella, E-coli and other contamination issues most often come from large conventional food processing facilities that are subject to government regulation. There are health risks associated with anything that we consume, however the Jackson Whole Grocer has no report of problems linked to the sale of their raw milk products.

It's time we start to put things in perspective. Customers want more choice and more control over the foodstuffs available for purchase. Raw and organic products aren't something new. They were introduced in response to customer demand for pure foods. Let's also not lose sight of the fact that grocery stores commonly sell a wide range of raw products, including: chicken, fish, sausage, shellfish, beef, pork, eggs, fruits and vegetables. It's clear that consumers are very comfortable with raw and unprocessed foods. This same degree of comfort should extend as well to milk and milk products such as butter, cream and cheese.

Perhaps our legislators will hear the message that Stacey and her customers would like to convey. They intend to make their voices heard at the interim session meeting of the Joint Ag Committee that will be held in Dubois, Wyoming on April 19th, 2010. Many in the halls of power believe that they know better about the food choices people should be making. If only such food choice sermons were limited to their own family and friends, perhaps that would allow well informed consumers to make their own choices about what is good and healthy food.

Thomas Paine advised us many years ago in Common Sense that the habit of thinking something "not wrong" gives it a superficial appearance of being right, and that brings about defense of tradition when it's challenged by people who know better. It's time to challenge Wyoming's prohibition against raw milk simply because it's wrong to deny a good source of natural food to people who desire it. Supporting free choice in the marketplace will help restore business that the Jackson Whole Grocer lost on April 7th, and it will help restore confidence that we still have common sense enough in the legislature to recognize the right of the people to have free choice about the food they would like to consume.

Joshua have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for wyoming foreclosure and great passion and knowledge for foreclosure listings and all the different options & providers available in the market today. Find out for more info also here wyoming-foreclosure.com

UTV For Sale - Keep an Eye Out for This Versatile Vehicle

I came across a classified ad the other day that read, "UTV For Sale."

"What's that?" I thought. Some kind of underground television?

I mean, I've heard of an ATV, All-Terrain Vehicle, but what exactly is a UTV?

So I decided to do a little research. After all, "UTV For Sale" may be something I need, right?!?

UTV, the Workhorse

"UTV" stands for "Utility Terrain Vehicle." Basically, they're a vehicle designed to be a workhorse that can get pretty much anywhere.

They look like a large open-air dune buggy with fat tires or even tracks, like you might see on a bulldozer. Generally UTVs only have two seats, although you can get a modified buggy with a back seat for passengers. Behind the front two seats there is a payload area to haul supplies and so on. Some UTVs are also called "Mules," because they can carry heavy packs. "Gator," named after a John Deere model UTV, and "Rhino," after a Yamaha model, are also becoming popular.

So what can you do and where can you go with a UTV?

Anything and anyplace!

Valued by Law Enforcement Everywhere

Many fire and rescue teams are moving toward UTVs since they are so very versatile.

Parks and Recreation Departments, Fire Departments and Police Departments have employed these vehicles because of their ability to get into very difficult-to-reach locations to reach stranded hikers, climbers and hunters. Tour Guide services use Mules because they can take handicapped visitors into areas that they otherwise may not be able to see because of mobility problems.

Farm and Ranch Vehicle

Farmers and ranchers like UTVs because of their usefulness in hauling supplies to remote territories. One rancher said that he loves the versatility of his Mule since he uses to it to haul baby calves as well as feed and even ranch hands.

The UTV is perfect for working hard and traveling into places that the normal car or truck can't go.

4-wheelers or quads are valued by sportsmen and hunters because they can also go anywhere, but their payload is quite limited. The UTV provides the solution to issues of getting somewhere hard to access with equipment or supplies.

Added Traction for Snow and Sand

To make a UTV even more versatile, one of the options available is to replace the fat tires with tracks. Tracks are rubber belts that allow the vehicle to travel over snow, sand or other terrain that the typical wheel will break through. The tracks allow the Mule to ride on top of the loose ground, much like a bulldozer, providing added traction and travel ability.

This option is available for most models. If you aren't able to get tracks for your chosen UTV model, you can find them readily attainable as an after-market add-on.

My Experience

So what did I do? I answered the "UTV For Sale" ad and bought it!

Since I have a small ranch with acreage and animals, I've found the UTV to be a perfect fit for me. I can haul fencing supplies to where I need to make fence. I can haul sheep, chickens and calves in the payload area without any problems. When I need to travel to the far edges of my acreage, there's room for both cargo and my cow dog.

I've found the Mule to be great at climbing up rocky hills and outcroppings, and it manages through the prickly pear cactus of my rural Wyoming pastureland without problem. My wife uses the UTV to carry flowers and plants around the yard conveniently, and it handles the grape, cucumber, tomato, sweet corn and pumpkin harvests with ease.

She has even used the Mule to haul items for a garage sale (including an old water heater and treadmill) to a neighbor's home!

In short, if you're fortunate enough to come across a "UTV For Sale" ad yourself, take advantage of it. You won't be sorry.

You can find a UTV for sale at any place that sells lawn tractors, some motorcycle stores, and even some home improvement stores.

Gavin have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for foreclosures in wyoming and great passion and knowledge for wyoming foreclosures for sale and all the different options & providers available in the market today. Find out for more info also here foreclosuresinwyoming.net

Homes For Sale in Wyoming

Families are now looking for homes which are located in planned communities as then the homes require less maintenance and allows them to lead stress free lives. The area should have leisure opportunities and lots of open space. They also look for areas where the population is learned and cultured as they want their children to inculcate good values. They also look for security aspects since crime has become a major problem in all neighborhoods.

Real estate in Wyoming is in high demand because Wyoming allows you to live a lifestyle that suits you and fulfills all your buying criteria. It is a good investment if you are thinking of buying a Jackson Wyoming homes for sale or in the other two exotic areas of Wyoming but there are things which you should keep in mind before finalizing the deal.

When you are buying Wilson Wyoming homes for sale, search for a location that has the potential for growth. You can make changes in your home but you cannot change the entire neighborhood. In this regard, Wilson Wyoming real estate is the best bet since these locations are developed and have scope for further development.

The best Teton village Wyoming real estate is property that requires you to work on it and thus you can design the home according to your preferences and tastes. This will also ensure you good returns in case you decide to sell off the property.

Jackson Hole Wyoming real estate should have enough additional space so that you can increase your living area as and when your needs increase. There should not be many building restrictions in the area.

Another advantage of buying Teton Village WY Homes for Sale is that the area offers international standard schools which are located at convenient locations.

Having a clean credit history makes buying Wilson Wyoming real estate easier since then applying for loans in Wyoming banks is sure to get you a loan.

Jackson Wyoming homes that are for sale are efficient in saving energy which can save you thousands of dollars over the course of time.

These areas are well connected by air, rail and road transport and the traffic is also not much, so you do not require spending a lot of money and time in traveling.

When you are looking for Wyoming real estate, it is better to visit online websites as they have provision for specific searches so you can search for the house of your dreams quickly. This helps you save a lot of time as you do not have to look at houses which do not fit the bill.

Your chance of buying or selling a property increases ten folds if you take the help of online real estate websites. This is because millions of people search the net for real estate deals. Websites are thus the quickest and safest way to buy or put up Wyoming homes for sale.

Bret have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for wyoming foreclosures for sale and great passion and knowledge for homes for sale in casper wyoming and all the different options & providers available in the market today. Find out for more info also here wyomingforeclosuresforsale.org

Tax Lien Investing: What Happens at a Tax Sale?

What happens at the tax sale depends on what state you attend a sale in, and on whether it is a tax lien sale or a tax deed sale. Tax lien sales can be very different from state to state or even from county to county within a state. Tax deed sales are pretty much the same around the country.

At most tax deed sales the properties are read off by the auctioneer in the order that they are listed and the price of the property is bid up. The exception to this is in counties that have online deed sales, like some counties in California and Florida. In order to bid at an online auction, you have to register online and put up a deposit. The properties are usually listed in batches and a time from is given for each batch. You put bids in on the properties that you want to bid on, but you don't know who else is bidding and what the other bids are. You may not even know if you are the successful bidder on a property until after the sale.

Tax lien sales can differ greatly from state to state. In some states the interest rate is bid down. This happens in Florida, Arizona, (two of the most popular tax lien states) Illinois, and in Nassau County, NY. In other states the interest rate is kept constant and the price of the lien is bid up. The amount bid up from the amount due is referred to as "over-bid" or "premium," and each state handles it a little differently. In some states you receive interest on the premium paid for tax liens (Alabama and Indiana are two state that give you interest on your premium), and in other states you do not (West Virginia is one of these states). Some states do not pay interest on the premium amount and do not return the premium to the investor should the lien redeem (Colorado and Vermont are two of these states). New Jersey is the only state where the interest rate can be bid down to zero and then premium is bid. You don't receive any interest on the premium paid, but you do receive your premium back if the lien is redeemed within five years.

In some states, something entirely different than the interest rate or the premium is bid. In these states, what is bid down is the percent ownership interest in the property should the lien be foreclosed. The tax lien certificate is awarded to the bidder willing to accept the lowest percent ownership interest in the property. As you can imagine, this makes for some sticky situations should you have to foreclose on a lien and is not the ideal situation for the investor. Tax sales are conducted in this way in Rhode Island, Nebraska, Louisiana, and Iowa.

Some states will use a random selection or round robin process to award tax lien certificates at the tax sale. With the random selection process, the tax collector or auctioneer randomly selects bidders, usually by bidder number for each parcel as it is read out at the sale. With the round robin procedure, the tax collector will go around the room, offering the next parcel on the list to the next bidder in line. The downfall to both of these procedures is that you cannot pick which properties you want to bid on and only do your due diligence on those properties. Here you do not know which properties will be offered to you and you can only accept or decline the ones that are offered to you. The random selection process is used in Wyoming and in Oklahoma. The round robin procedure is used in some counties in Colorado for liens under a certain amount (the amount differs by county).

One tax lien state does something entirely different than any other, and that is the Commonwealth of Kentucky. In Kentucky, nothing is bid, or randomly selected. There is no auction. They accept bids for the amount due plus costs by mail, e-mail, fax, and in person, and the first bid to be received is awarded the tax lien. Although you can mail or fax your bid in, you have to be present at the "sale" to be awarded the tax lien certificate.

Jenieson have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for wyoming foreclosures for sale and great passion and knowledge for homes for sale in casper wyoming and all the different options & providers available in the market today. Find out for more info also here wyomingforeclosuresforsale.org

Real Estate Transfer Taxes Overlooked Sale or Purchase Expense

A real estate transfer tax is a one-time tax paid at the closing of a property, and is considered a stream of revenue for state budgets. This transfer tax though, once collected is not generally used for housing-related purposes. The tax is based on the value of a property as agreed to by the parties in a real estate contract.

In the excitement of selling or buying a home, often the real estate transfer tax cost is overlooked. Depending on locale, either the buyer or seller pays the tax at closing or escrow, but beware in New Hampshire both the buyer and seller pay, half of 1.5%!. In some states it can be a formidable amount, you should be prepared for what the transfer taxes will be, and who pays them, before you start a home search or list your home for-sale.

The good news is, thirteen states don't have a real estate property tax. They are: Alaska, Idaho, Indiana, Louisiana, Mississippi, Missouri, Montana, New Mexico, North Dakota, Oregon, Texas, Utah, and Wyoming.

The bad news is that the remaining thirty-seven states and The District of Columbia charge taxes on the transfer of a property. The tax is only levied once when a property is exchanged between parties, unlike general property taxes which are paid annually and are based on the assessed value. Real estate transfer taxes range from a low of .01% in Colorado to a high of 1.28% in Washington state.

Variations on transfer taxes include; in Arizona only charges a tax on deeds. However Alabama and Florida charge on deeds and mortgages. To avoid financial surprises, inquire early as to who pays (buyer or seller) and how much transfer taxes will be. Some states dictate who pays the tax, and some just want the tax paid. This cost can typically be negotiated between the parties. Consult an experienced real estate attorney.

Wilma have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for homes for sale in casper wyoming and great passion and knowledge for wyoming homes for sale and all the different options & providers available in the market today. Find out for more info also here wyomingforeclosuresforsale.net

Timeline For Foreclosure - How Much Time You Have to Save Your Home Depends on Your State Laws

The timeline for foreclosure depends on the laws of your individual state. For instance, foreclosures can occur as quickly as 30 days in Alabama and take up to 10 months in Delaware. This article gives you the approximate timeline for foreclosure in each state.

Alabama - 30-60 days
Alaska - 90 days
Arizona - 90 days
Arkansas - 120 days
California - 120 days
Colorado - 60 -180 days
Connecticut - 60-150 days
Delaware - 90-300 days
Florida - 180 days
Georgia - 90 days
Hawaii - 60 days
Idaho - 150 days
Iowa - 150 days
Illinois - 210 days
Indiana - 150 days
Kansas - 120 days
Kentucky -- Varies greatly because individual Judges set time rather than having a statutory timeline for foreclosure.
Louisiana - 60 days
Maine - 90 days
Maryland - 60 days
Massachusetts - 90 days
Michigan - 60 days
Minnesota - 60 days
Mississippi - 60 days
Missouri - 60 days
Montana - 150 days
Nebraska - 180 days
Nevada - 120 days
New Hampshire - 60 days
New Jersey - 90 days
New Mexico - 120 days
New York - 120 days
North Carolina - 60 days
North Dakota - 90 days
Ohio - 150 days
Oklahoma - 90 days
Oregon - 120-180 days
Pennsylvania - 90 days
Rhode Island - 60 days
South Carolina -- Varies greatly because individual Judges set time rather than having a statutory timeline for foreclosure.
South Dakota - 90 days
Tennessee - 60 days
Texas - 60 days
Utah - Varies greatly because individual Judges set time rather than having a statutory timeline for foreclosure.
Vermont - 210 days
Virginia - 60 days
Washington - 120 days
Washington, D.C. - 60 days
West Virginia - 60 days
Wisconsin - 90 days
Wyoming - 90 days

These time periods are general guidelines from the date the Notice of Default is entered to the time of the auction of the property. The timeline for foreclosure listed above does not include any Redemption Period.

A Redemption Period is a time when homeowners can buy back their property at the auction price. Only about half of states have them and they range in time from 10 days in New Jersey to a full year in Ohio.

During the timeframe listed above, the homeowner can take a number of steps to stop foreclosure. They can bring the payments current, sell the property either through traditional means or a short sale, get refinancing, or turn the home over to the lender in a Deed in Lieu of Foreclosure.

Gregy have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for wyoming foreclosure and great passion and knowledge for foreclosure listings and all the different options & providers available in the market today. Find out for more info also here wyoming-foreclosure.com

Foreclosure Trash Outs: The Huge Property Preservation Business Opportunity Continues

Hundreds of Billions of Dollars Worth of Foreclosures Still to Come

JPMorgan Chase has $43 and a half billion of them. Bank of America has $54.6 billion of them. Wells Fargo? Well, they've got $68.6 billion, while Citibank has $25.6 billion.

We're not talking about the amounts they're holding in investor accounts or IRA funds. We're talking about properties in foreclosure or with mortgages past due.

That's right, the banks still have hundreds of billions of dollars worth of homes somewhere in the foreclosure process - which means an incredible amount of work still to come for all property preservation and foreclosure trashout companies.

With the peak of the foreclosure crisis still not at hand (September of this year saw yet another monthly record shattered with over 100,000 new foreclosures), neighborhoods all across America are desperately in need of property preservation specialists.

And those in need of a new career in this still-depressed economy need look no further than foreclosure trashouts as a way to generate some much-needed cash. One of the few real growth industries out there, property preservation (the cleaning, repairing and maintaining of foreclosed homes) continues to be the biggest foreclosure business opportunity around.

What happens when property preservation isn't promptly performed on vacant homes? Well, in Lynn, Massachusetts, you end up paying $30,000 for rat control. They've had an unprecedented number of the four-legged rodents in recent months - and the city pretty much knows why.

"It's driven by abandoned properties," said Inspectional Services Chief Michael Donovan, referring to the mortgage foreclosure crisis. In Wyoming, they've got even more animals to deal with when it comes to abandoned foreclosures - raccoons and crows also tend to make their homes there.

Meanwhile, in Chicago, a multi-residential unit is finding that a lack of mortgage field services hits closer to home. One unit in the building has been in foreclosure for two years - the former owner passed away awhile ago and the rest of the residents have been forced to deal with the aftermath.

For the past two years, the homeowners' association has had to pay to keep the heat and water running in the empty unit, so the pipes didn't burst. In spite of that expense and effort, a pipe broke in the bathroom. Mold ended up covering the floor, part of the kitchen and a lot of the basement - where a giant mushroom farm took hold in the carpet.

Onie have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for foreclosures in wyoming and great passion and knowledge for wyoming foreclosures for sale and all the different options & providers available in the market today. Find out for more info also here foreclosuresinwyoming.net

Home Foreclosed On? How Long You Have Before You Really Have to Move

If in spite of your best efforts, you have not been able to stop foreclosure, there is a tiny bright spot. In many cases, you have at least three months before you have to move. In some cases, you have upwards of a year.

This is time that can be used to either keep working towards a mortgage modification, home sale, short sale or refinance. Or, as a time to get your finances together to secure your next dwelling. How can this be? Here, we explain.

Pre-Foreclosure: What It Is & How It Can Work to Your Advantage

When you are initially contacted by your lender, you are sent a Notice of Default (an NOD). This notice puts the homeowner on notice that their mortgage is in default and that they need to take action to get current. At this juncture, the lender is either unable or unwilling to proceed with formal foreclosure proceedings.

In essence, pre-foreclosure is the beginning stage of the foreclosure process. There is still time to work with the lender. If you know that you won't be able to, then it's time that can be used to prepare to move.

The period between pre-foreclosure and formal foreclosure varies from state to state. In some states, it's as little as 30 days; in others, it can be upwards of a year.

Following is a state-by-state Breakdown of How Long It Takes from the Time a NOD is issued to the Beginning of Formal Foreclosure Procedures

Alabama: 90 days

Alaska: 120 days

Arkansas: 90 days

Arizona: 90 days

California: 120 days

Colorado: 5 months

Connecticut: 6 months

Delaware: 7 months

District of Columbia (DC): 120 days

Florida: 6 months

Georgia: 90 days

Hawaii: 7 months

Idaho: 8 months

Illinois: 7 months

Indiana: 7 months

Iowa: 7 months

Kansas: 120 days

Kentucky: 7 months

Louisiana: 6 months

Maine: 8 months

Maryland: 5 months

Massachusetts: 5 months

Michigan: 90 days

Minnesota: 120 days

Mississippi: 120 days

Missouri: 90 days

Montana: 6 months

Nebraska: 120 days

Nevada: 120 days

New Hampshire: 90 days

New Jersey: 9 months

New Mexico: 5 months

New York: 10 months

North Carolina: 120 days

North Dakota: 120 days

Ohio: 8 months

Oklahoma: 7 months

Oregon: 5 months

Pennsylvania: 8 months

Rhode Island: : 90 days

South Carolina: 6 months

South Dakota: : 120 days

Tennessee: 90 days

Texas: 60 days

Utah: 5 months

Vermont: 9 months

Virginia: : 120 days

Washington: 5 months

West Virginia: 4 months

Wisconsin: 9 months

Wyoming: 90 days

Following are two things to keep in mind regarding these time frames:

(i) in this foreclosure crisis, it's taking lenders longer to foreclosure in most instances; and

(ii) the NOD (formal Notice of Default) is commonly filed 3-4 months after a mortgage holder is delinquent.

What this means, in essence, is that you add this time to the time frames listed above.

Gel have been writing articles for nearly 2 years. Come visit his blogs more often for tips and advice that helps people with the interest for wyoming foreclosures for sale and great passion and knowledge for homes for sale in casper wyoming in casper wyoming all the different options & providers available in the market today. Find out for more info also here wyomingforeclosuresforsale.net