Municipal rates & taxes Hoedspruit - Maruleng.

Municipal Valuations for Rates and Taxes

The Maruleng Local Municipality is busy with re-evaluation of property values known as the “General Valuation Roll for 2011-2016” for municipal rates and taxes. Having looked at the list for 2007-2011 we were surprised to see that values were generally lower than we have expected. This means one of two possible things, even with a global recession the values have risen over the 5 year period or the values were understated in 2007. What that means is that we expect that property values will go up on the Valuation Roll this year. Not good news for home owners already feeling the financial pinch. Currently the municipality is busy with valuations so expect a call if you haven’t had one already.

Looking at the Valuations roll for 2007-2011 a couple of exceptions did stand out for us. On one particular estate the average stand value is R553,000 however actual sales are well below that. We would estimate it to be 50% of that value in fact. The value in 2007 was not calculated incorrectly, this is what people paid for those stands. The valuations come from actual selling prices. However prices have come down drastically on this particular estate and I’m wondering if the municipal valuation will reflect this? Other areas within a well know reserve open to the Kruger Park are very understated. Are they going to value each property? Probably not! The valuers have not got the resources to get to these properties. They do not have maps, vehicles or money to pay the gate fees to visit these reserves. In one reserve, with all portions of the same land size, values can vary by as much as 300% depending on location (river, views) and improvements. Even if they valued the reserve as a whole, inaccuracies would occur. If however a “broad paintbrush” approach is used across various reserves for property valuations and lets say they increase values by 20%, then inaccuracies are certainly going to continue.

However all is not doom and gloom. Should your value be incorrect you are able to lodge a complaint and get it re-valued. And yes, they do make corrections. We all want a low Municipal Valuation for rates & tax purposes, however when we attempt to sell our property we hope for a much higher selling price. Sellers justification for a high selling price comes from a myriad of valuation methods. Some might say well “I bought it for R1million, paid duty for R50,000, paid levies for 5 years worth R200,000, spent R100,000, I must make profit of R150,000, thus it is worth R1,5 million.” Thus the a Agent must sell it for R1,6 million to cover their commission.  Not so.

The price is what a willing buyer will pay for it! The fact is, buyers control the prices in the real estate market, sellers only control whether or not they will sell. In todays market we are seeing buyers offers are well below what sellers want to hear.

If you are unsure about the value of your property you can discuss it with on Estate Agent in the area.  Alternately of you have a fair idea of values in the area, you can do a self test. Ask the following question:

1)       What would I pay for my house if you were to buy it today?

2)       What would I sell it for today?

If the your answer is the same, that is probably the correct value of your property

If the municipal valuation is higher there is merit in requesting a re-valuation. However if the municipal valuation is lower than yours, I suggest you pour yourself a cold beer or glass of wine, sit back and enjoy the sunset in the bush.

Regards

Rob and the Century 21 Wildlife Properties team

Big Tusker 'Duke' has died.

One of the oldest tuskers in the Kruger National Park (KNP), Duke, passed away on October 1, 2011 seemingly of old age.

The elephant was discovered lying on its side along Makambeni spruit near west of the S28 road, five kilometres from Crocodile Bridge Camp. Crocodile Bridge Section Ranger, Neels van Wyk became worried when he noticed that there was no movement from Duke's collar signal for a few days, went to investigate; only to find Duke's five day old carcass along the Makambeni stream.

"Although Duke was old, we are very saddened by this magnificent bull's passing as he was very popular and had avid followers who always asked about him. In the past few years, there had been enquiries as to whether Duke was still with us; so when news of his passing came through we assumed it was rumours doing the rounds again" said William Mabasa, HOD: Public Relations.

Duke had already lost both his tusks and in 2010 was fitted with a tracking collar in an effort to check up on him and track his whereabouts. He was estimated to have lived in the KNP bush for over 55 years. As is normal practice, the head, tusk remains and possibly skeletons would be recovered and then stored for possible display purposes.
Emerging tuskers are named after previous rangers and field rangers who have made notable contributions to conservation and the KNP.

Duke was named after the ranger, Thomas Duke who was based at Lower Sabie between 1903 and 1923. His home range was between Lower Sabie and Crocodile Bridge Rest Camps but could also be seen roaming around Tshokwane and Metsi Metsi Trails Camp.
Though the Emerging Tuskers competition has been temporarily suspended, the KNP continues to add new tuskers to its ranks through photographic submissions of guests. Photographs and video material sent in by visitors are used to understand the habits and movements of tuskers in an attempt to learn more about them.

For more information on the tuskers, how and where to submit photos etc, please visit http://www.sanparks.org/parks/kruger/elephants/ or enquire at the Elephant Museum in Letaba Rest Camp (013 735 6664).


Here in Balule we also have a Big Tusker, maybe a descendant of one of the magnificent 7? We name him Kambaku (Old big elephant). Have seen him often, a relaxed Big giant.

All the best from the clouded bush,

Corné van Dongen.

For sale: 7500 hectares in Big-5 Greater Kruger Park.

The property market is an ongoing business. Despite the global financial crisis this market is still on the go.

Recently the following came on the market:

All properties can be incorporated into Balule Big-5, Kruger Park, and made into a private Big-5 reserve, an exclusive property development with 130 stands, commercial lodges, or the ultimate Big-5 hunting farm.

Lodge 1: 16 normal beds existing, full title 1800 ha with rights for a 130 stand development and one lodge, R29 Million.

Lodge 2: 24 good beds  existing , full title  4900 ha with game. R49 million.

Lodge 3: 60 luxury beds existing , ''remaining lease'' for 28 years, 856 ha with full ownership of game, vehicles, tourism business, furniture.  price R27.190.000,  this property is on the Olifants river.

Total price R106.190.000.

With the Rand weakening this is a rare and interesting opportunity. To conserve nature one needs money, so please let me know if you want more information?

Best regards from the sunny Lowveld,

Corné van Dongen.

Hail storm in the bush!

A week ago we had an interesting phenonemon in the bush: hail! I remember last year we also had an hail storm and it is quit uncommon.

It started as a normal day, a bit humid and around 32 degrees (Celcius). The sky changed into a dark blue curtain and you could just feel something was about to happen.
Before I knew hail the size of tabletennis balls came flying down: bombarding the pool, lawns and veld. With danger of getting myself injured -and for your pleasure- I took some great pictures:

After a minute or 15 the hail switched to rain, and we got a total of 20 mm! Now, a week later the veld is already turning green.

When the rain passed away I went out and saw a beautiful rainbow over my boma:

From the rainbow nation,

Corné van Dongen.

Is an elephant a movable item

Since beginning of 2011 I work as a freelancer for Century21 wildlife properties Hoedspruit. My colleague - Rob Severin - had an interesting story to tell:

Recently I sold a house, and at the time of showing the potential buyers the property there were two elephants, 30 yards in front of the porch, at a water hole. Since selling property can be an emotive process, I appealed to the buyers’ emotional side by jokingly saying, “And it comes with these two elephants”.

The buyers were ex New York traders, ‘trading’ in the city life for a more relaxing and stress free existence, away from the rat race, noise, pollution, traffic, crime , stocks, derivatives,……….  you get the picture.

No doubt they have weighed up the risks, calculated the up side potential, the time value of money and decided that this was the safest investment that they could make. They are right of course. Real estate in our market has weathered the global financial storms, and even increased in value. Coastal properties can be found all over the world. What we have is not coastal, and only a small blip on the earth, but a very popular one at that.

The deal went through without a glitch, money moved across continents, with lots of zeros and ones. When occupation took place my chuffed buyers face turned to concern. They demanded to know where their elephants were. I was somewhat shocked, stuttering for words … “Well, um … they move around you know.”  Was the only answer I could come up with. 

Now the ex New Yorkers were quite correct, they had bought the property, and elephants are included in the deal. In fact there is the “Big 5” which also includes Lions, Rhino, Leopard and Buffalo and this was all included in the deal.

However the “Big 5” including the elephants are free to come and go. They are moveable items included in the sale. However, they are not listed as movable items in the purchase agreement. There was also no mention of Giraffe, Zebra, Wildebeest, Kudu, Impala, Hippo, Cheetah, Hyena and Warthog which were also included. These movable items are in fact not so movable at all. Try relocating an elephant and you will know what I am saying.

Now if I’ve lost you, let me explain. The ex- New Yorkers had purchased a 54 acre plot in a game reserve which is open to the Kruger National Park in South Africa. There are no fences between the Kruger Park and their property. Animals come as go as they please. There are several land owners owning the private reserve, and the animals belong to every one, but actually, no one. Nobody derives direct financial benefit from them, but they are there to be enjoyed by all. The city slickers had traded in their iPads for sketch pads, Long Island Ice Tea’s for G & T’s, Central Park for Kruger Park and Star Bucks for Water Buck.

So if you to buy a piece of Africa and live among wild animals, we will include the elephants, but don’t expect them to be in the listed as movable items.

Century 21 Wildlife Properties specialize in selling houses, land and commercial game lodges in game reserves, wildlife estate and conservation areas, in and around the Hoedspruit and Kruger National Park area in South Africa.

For more information, photos and You Tube Videos on living in a game reserve go to http://www.century21wildlife.co.za/

Regards from the bush,

Corné van Dongen.

Amukela Game Lodge.

http://www.amukela.com/