https://www.christwiggsrealty.com/blogProperty management and real estate advice for Rapid City, the Black Hills, South Dakota and Montana.en-us https://www.christwiggsrealty.com/blog/should-i-hire-a-property-manager-spearfish-sdhttps://www.christwiggsrealty.com/blog/should-i-hire-a-property-manager-spearfish-sdWed, 28 Oct 2026 08:30:06 -0600When hiring a property manager in Spearfish makes sense, when self-managing works, plus Northern Hills winters and South Dakota landlord-tenant basics. https://www.christwiggsrealty.com/blog/decorating-your-rental-for-the-holidayshttps://www.christwiggsrealty.com/blog/decorating-your-rental-for-the-holidaysTue, 27 Oct 2026 08:30:39 -0600How renters can decorate for Halloween and the holidays without damage: hooks, lights, candles, outdoor displays, and SD and MT deposit rules. https://www.christwiggsrealty.com/blog/should-i-hire-a-property-manager-rapid-cityhttps://www.christwiggsrealty.com/blog/should-i-hire-a-property-manager-rapid-cityMon, 26 Oct 2026 08:30:21 -0600When hiring a property manager in Rapid City makes sense, when self-managing works, plus Ellsworth, winter and South Dakota landlord-tenant basics. https://www.christwiggsrealty.com/blog/how-commissions-and-offers-work-south-dakotahttps://www.christwiggsrealty.com/blog/how-commissions-and-offers-work-south-dakotaSun, 25 Oct 2026 08:30:53 -0600How real estate commissions and offers work in South Dakota after the 2024 rule changes: buyer agreements, who pays the buyer's agent, and reading offers. https://www.christwiggsrealty.com/blog/buying-a-home-in-winter-inspectionhttps://www.christwiggsrealty.com/blog/buying-a-home-in-winter-inspectionSat, 24 Oct 2026 08:30:49 -0600Buying a home in winter in South Dakota? What cold weather reveals, what snow hides from inspectors, and how disclosure, radon and sewer checks fill gaps. https://www.christwiggsrealty.com/blog/property-management-fees-explainedhttps://www.christwiggsrealty.com/blog/property-management-fees-explainedFri, 23 Oct 2026 08:30:48 -0600What each property management fee is for, what it should include, red flags in add-on fees, and questions to ask any manager in Rapid City and the Black… https://www.christwiggsrealty.com/blog/billings-rental-winter-checklisthttps://www.christwiggsrealty.com/blog/billings-rental-winter-checklistThu, 22 Oct 2026 08:30:15 -0600Billings rental winter checklist: the 24-hour, 36-inch sidewalk snow rule, Montana's Oct. 1 to May 1 heat duty, a tenant winter letter, and frozen pipes. https://www.christwiggsrealty.com/blog/buy-vs-rent-rapid-cityhttps://www.christwiggsrealty.com/blog/buy-vs-rent-rapid-cityWed, 21 Oct 2026 08:30:20 -0600Should you buy or rent in Rapid City? Compare true monthly costs, SD property taxes, equity, and flexibility, with a simple break-even framework. https://www.christwiggsrealty.com/blog/frozen-pipes-101-black-hills-rentershttps://www.christwiggsrealty.com/blog/frozen-pipes-101-black-hills-rentersTue, 20 Oct 2026 08:30:46 -0600How Black Hills renters can prevent frozen pipes: where pipes freeze, heat settings, a travel checklist, burst-pipe steps, and who pays under SD law. https://www.christwiggsrealty.com/blog/year-end-checklist-for-landlordshttps://www.christwiggsrealty.com/blog/year-end-checklist-for-landlordsMon, 19 Oct 2026 08:30:27 -0600Year-end checklist for landlords: owner statements, repairs vs. improvements, 2026 mileage rates, the $2,000 1099 threshold, and property tax records. https://www.christwiggsrealty.com/blog/replace-line-or-hope-sewer-line-repairhttps://www.christwiggsrealty.com/blog/replace-line-or-hope-sewer-line-repairWed, 14 Oct 2026 08:30:08 -0600A root-damaged cast-iron sewer line, three quotes ($15k replace, $5k liner, or yearly cleaning) and how we weigh big rental repairs against the rent. https://www.christwiggsrealty.com/blog/sell-or-rent-out-your-house-when-you-movehttps://www.christwiggsrealty.com/blog/sell-or-rent-out-your-house-when-you-moveTue, 13 Oct 2026 08:30:26 -0600Should you sell or rent out your house when you move? Run the real rental math, check the IRS 2-of-5-year rule, and weigh equity, distance and time. https://www.christwiggsrealty.com/blog/keep-mice-out-of-your-rental-this-fallhttps://www.christwiggsrealty.com/blog/keep-mice-out-of-your-rental-this-fallMon, 12 Oct 2026 08:30:38 -0600Mice fit through a quarter-inch gap. How Black Hills rental owners can seal entry points this fall, trap smart, and clean up droppings safely. https://www.christwiggsrealty.com/blog/is-south-dakota-landlord-friendlyhttps://www.christwiggsrealty.com/blog/is-south-dakota-landlord-friendlySun, 11 Oct 2026 08:30:21 -0600Is South Dakota landlord-friendly? Deposit caps, 21-day deposit returns, and a fast eviction process, with statute links for out-of-state investors. https://www.christwiggsrealty.com/blog/boring-is-profitable-our-best-rentals-are-the-ones-we-never-hear-fromhttps://www.christwiggsrealty.com/blog/boring-is-profitable-our-best-rentals-are-the-ones-we-never-hear-fromSat, 10 Oct 2026 08:30:28 -0600Owners love excitement when they talk about real estate. Appreciation. Renovations. The "deal." The rentals that actually print money month after month… https://www.christwiggsrealty.com/blog/montana-landlord-tenant-basics-billingshttps://www.christwiggsrealty.com/blog/montana-landlord-tenant-basics-billingsFri, 09 Oct 2026 08:30:53 -0600Montana landlord-tenant basics for Billings owners: 3-day rent notices, deposit return timelines, and winter eviction realities — with official statute links. https://www.christwiggsrealty.com/blog/let-tenants-pay-to-break-the-leasehttps://www.christwiggsrealty.com/blog/let-tenants-pay-to-break-the-leaseThu, 08 Oct 2026 08:30:44 -0600"They can't just break their lease!" is usually an owner's ego talking. Once a tenant has decided to leave, they're leaving, so the smart move is a paid,… https://www.christwiggsrealty.com/blog/what-we-find-when-we-take-over-a-propertyhttps://www.christwiggsrealty.com/blog/what-we-find-when-we-take-over-a-propertyWed, 07 Oct 2026 08:30:44 -0600Switching property managers? Here's what we usually find on a takeover, from painted-over drywall patches to missing detectors, and how we fix it right. https://www.christwiggsrealty.com/blog/what-an-eviction-actually-costs-in-south-dakotahttps://www.christwiggsrealty.com/blog/what-an-eviction-actually-costs-in-south-dakotaTue, 06 Oct 2026 08:30:44 -0600What does an eviction cost in South Dakota? One recent uncontested case ran $986.11 with possession in about two weeks — plus the vacancy and turnover math. https://www.christwiggsrealty.com/blog/true-cost-of-a-vacant-rentalhttps://www.christwiggsrealty.com/blog/true-cost-of-a-vacant-rentalMon, 05 Oct 2026 08:00:37 -0600What does a vacant rental really cost? Lost rent, mortgage, utilities, lawn and snow care, and cleaning add up fast. Here's the math and how to fill it… https://www.christwiggsrealty.com/blog/who-shovels-the-sidewalk-snow-removal-rapid-city-rentalshttps://www.christwiggsrealty.com/blog/who-shovels-the-sidewalk-snow-removal-rapid-city-rentalsSun, 04 Oct 2026 08:00:40 -0600Rapid City's code says the sidewalk in front of a property has to be kept free of snow and ice "at all times," and it puts that duty on the pe https://www.christwiggsrealty.com/blog/is-a-property-manager-worth-ithttps://www.christwiggsrealty.com/blog/is-a-property-manager-worth-itSat, 03 Oct 2026 08:00:27 -0600Is a property manager worth it, or should you DIY? When self-managing works, when hiring pays off, and how to run the honest math on your own rental. https://www.christwiggsrealty.com/blog/you-dont-want-the-tenant-whos-willing-to-overpayhttps://www.christwiggsrealty.com/blog/you-dont-want-the-tenant-whos-willing-to-overpayFri, 02 Oct 2026 08:00:27 -0600Earlier this year, we were hired to take over a small multifamily property that was 100% occupied at rents about 40% over market. On paper, it looked like https://www.christwiggsrealty.com/blog/12-questions-to-ask-a-property-manager-before-you-signhttps://www.christwiggsrealty.com/blog/12-questions-to-ask-a-property-manager-before-you-signThu, 01 Oct 2026 08:00:29 -0600Most owners hire a property manager the way they'd hire a contractor: get a quote, compare the percentage, and pick the lowest number. Then they spend the… https://www.christwiggsrealty.com/blog/property-manager-not-respondinghttps://www.christwiggsrealty.com/blog/property-manager-not-respondingWed, 30 Sep 2026 07:34:46 -0600Google autocomplete fills in "property manager not responding" for a reason. Why it happens, how we handle communication, and what to do about it. https://www.christwiggsrealty.com/blog/how-to-switch-property-management-companieshttps://www.christwiggsrealty.com/blog/how-to-switch-property-management-companiesWed, 30 Sep 2026 07:26:40 -0600Switching property managers? Read your termination clause, give written notice, and get deposits, leases, and keys handed over. Here's the step-by-step. https://www.christwiggsrealty.com/blog/please-put-in-the-maintenance-requesthttps://www.christwiggsrealty.com/blog/please-put-in-the-maintenance-requestTue, 29 Sep 2026 08:20:49 -0600At a renewal inspection this month, we found a kitchen faucet running a steady stream. The six-year tenant’s honest answer when we asked why he hadn’t… https://www.christwiggsrealty.com/blog/winterizing-a-rental-black-hills-october-checklisthttps://www.christwiggsrealty.com/blog/winterizing-a-rental-black-hills-october-checklistMon, 28 Sep 2026 08:00:28 -0600In half of past years, Rapid City has already seen its first 32-degree night by September 26, according to the National Weather Service. If your rental… https://www.christwiggsrealty.com/blog/late-rent-is-contagious-how-one-lax-manager-can-wreck-an-entire-propertyhttps://www.christwiggsrealty.com/blog/late-rent-is-contagious-how-one-lax-manager-can-wreck-an-entire-propertyWed, 26 Aug 2026 07:44:03 -0600How one lax property manager let late rent spread through a 21-unit building, and how consistent enforcement keeps delinquency from ever starting. https://www.christwiggsrealty.com/blog/what-is-holdover-renthttps://www.christwiggsrealty.com/blog/what-is-holdover-rentTue, 25 Aug 2026 09:44:01 -0600What holdover rent and holdover tenancy mean, why holdover rent is often higher than normal rent, and how tenants and landlords can avoid it at renewal.