I caught up with realtor Robert Israel, Prescott’s Green Realtor (pictured below, right), recently and asked him some questions about the market for sustainable, environmentally sensitive homes here in Prescott. (By the way, you can read an article Robert wrote about green real estate in Prescott here.)

Here’s our conversation:

ktcosmos: Robert, how has the cooling housing market impacted the movement of green properties?

Robert Israel: There is no hard data to prove anything in this regard. All real estate is local. My experience and intuition says that green homes have not been affected negatively to any greater extent than the market in general. And, perhaps with rises in energy costs, it is getting more press (as justified by your asking for this interview and lots of other coverage), more interest from the mainstream, and, hopefully, more value.

In fact the interest in and sales and construction of green properties has seen a continuous steady increase for many years now. Too, in the past, many of these homes have been more experimental in nature and without wide, mainstream appeal. If you looked at a newly constructed green home today, from the outside it would look exactly like a conventionally built home. Today even big tract home builders are starting to implement green features in all their projects.

ktcosmos: Since green sometimes means more expensive (in homes and vehicles), do you find that there is a limited clientele for homes featuring sustainable design? I mean, sure, my husband and I would love to live in a green home, but we can’t afford to build one.

Robert: First, there is a myth that green homes are so much more expensive so as to be out of reach for the general home buying public. In fact, they only cost 2 – 3% more when done correctly. Additionally the long term savings far outweigh this initial up front expense (which is minimal). There is a limited clientele for green homes because there is a limited inventory, which has contributed to the general public’s lack of awareness of the benefits of such buildings. Today, knowing what we now know, there are few reasons why a builder shouldn’t build green, other than perhaps ignorance or maybe greed. It makes sense all around: economically, socially and environmentally (the triple bottom line). The important thing to remember is that any intention of doing sustainable projects needs to be planned for up front. Tacking on green features afterwards is what can drive construction costs up. The passive aspects of the design are of the greatest importance: the building materials, how the home is sited on the property, and things like that.

For a long time, being an environmentalist was a luxury sport. Rising fuel/energy costs are part of what has changed that thinking. Now that baby boomers have come of age and are the ones to have positions of authority in government and various industries, we’re seeing a big change in this movement. Every new movement or paradigm needs an extreme segment to effect change.

ktcosmos: Is remodeling/retrofitting a standard home a good option for homeowners who don’t want to take a hit and sell their existing home at a loss, or does that present more problems than it’s worth?

Robert: Too many variables exist to be able to make a general statement there. It depends on the state of the subject property and where the upgrades are going. Although in general, no remodel or retrofit gets a dollar-for-dollar ROI. However, if a property is not too far gone, then it could be beneficial to invest in upgrades to make it more saleable. If mechanical systems are inoperable, the cost of newer energy-efficient ones is almost comparable to average ones. If someone bought at the peak of the recent boom, I would advise them NOT to sell at a loss if they do not have to. An upgrade or remodel whether green or standard would do little to recoup lost equity from boom time purchases.

ktcosmos: How are Prescott-area owners of green properties dealing with HOAs that don’t appreciate things like clothes lines, visible water catchment systems, and solar panels?

Robert: Some of those issues are in flux as we speak and there is hope that rulings will allow that an HOA cannot enforce certain restrictions in that regard. But as yet, it’s undetermined. I do not know about homeowners of green properties and how they are dealing with those issues. I typically only come into contact with buyers and sellers, so the ones dealing with these issues are not in my sphere of communications. And, in many cases, the green homes I’ve come across are already in areas without HOA’s.

ktcosmos: I love that you have carved out this very specialized niche for yourself, and wonder how does a person with passion for environmentally sensitive home construction balance that with the sales-y side of being a broker?

Robert: It’s a question of personal philosophy, value, and forward thinking that comes from looking ahead to the horizon. There are few things one can do in his or her career that have immediate pay-off. My belief is that if you are passionate about something and it has value now and in the future, and you’re right with your timing, you can’t go wrong if you’re persistent, ethical, and a little bit savvy about how you execute. I feel I am doing all of those things and it’s working out.

Robert: It’s a question of personal philosophy, value, and forward thinking that comes from looking ahead to the horizon. There are few things one can do in his or her career that have immediate pay-off. My belief is that if you are passionate about something and it has value now and in the future, and you’re right with your timing, you can’t go wrong if you’re persistent, ethical, and a little bit savvy about how you execute. I feel I am doing all of those things and it’s working out.

To clarify, I am NOT a real estate “broker,” only an agent… even though my certification says I am an “ecobroker.”

Additionally, I cannot make a living selling ONLY green homes. It’s a specialty that will eventually become more prolific. Balancing the green thing while being real about the current market is important. Not everyone is interested in green and that’s ok. There are so many people out there that are environmental watchdogs and who are very judgemental about those who are not being green. That is no way to effect change or do business. It only puts people off. I just do my part, period! People change only when they are ready … and I’m here when they are … or not! It’s a challenge as a realtor to maintain a balance between promoting sustainability and not being perceived by the public as an extremist. I am happy to work with anyone who is buying and selling real estate.

ktcosmos: You’re a trailblazer in Prescott: the first Ecobroker Certified person in your industry here. How did you first learn of that certification process and then what did it take to complete it?

Robert: I searched online for such a certification before I even got my license because I knew it was what I wanted to do. It’s a simple online course for realtors only that can be completed in your spare time, in about 1 – 2 weeks. I already had nearly a decade of experience in sustainable design, green building and architecture as a result of my last job in Prescott as a “co-founder” and Director of Operations for ECOSA Institute. I also have marketing experience and training in education and psychology, which are critical in any sales professional, although I certainly do not consider real estate your typical sales job. It’s very different.

Robert Israel can be reached at Steve Collins Realty and Property Development, (928) 778-3538, by email at rIsrael@cableone.net, or online at www.PrescottGreenRealEstate.com. Connect with other local business people who support sustainability by visiting the Green to Gold Network.