Dec. 11, 2017

Greenfield Market Update - Centennial CO 80016 November 2017



Greenfield and Greenfield Estates  are neighborhoods located in Centennial, and some homes are in Aurora (right on the border between cities).  In this popular neighborhood you will find a few housing options - single family, townhomes and patio homes.  These homes were built by Village Homes from 1994 to 2016.  Village Homes is now known as William Lyon Homes.  This is a pool community and has tennis courts, along with many trails throughout for walking and biking.  There is a cute pond for the kiddos to fish and the pool was remodeled recently.   There are currently 735 homes expected once the builders are complete with the new construction.



Here are the stats for Greenfield & Greenfield Estates for November 2017:

~ 2 homes sold priced from $360,000  to $435,000

~ Average days on market was 23 days

~ Sellers saw 100.83% list to sales price












There are currently 1 active listing priced at $567,874 and has been on the market for 56 days.  This home is new construction (2017)..


Here are the active Homes for Sale in Greenfield


There are currently 3 listings under contract priced from $479,900 to $599,259 with an average days on market of 62 days.  These homes were built from 1994 to 2017.


Here is what happened in all of 2016 - 

~ 25 total homes sold ranging from $375,000 to $648,024

~ Average days on market were 17 days

~ Average price sold was $466,900

~ Sellers saw 100% for list to sales price


Residents with school-age children will attend Cherry Creek Schools 

Rolling Hills Elementary

Falcon Creek Middle School

Grandview High School




If you have thought about selling or buying a home in Greenfield or Greenfield Estates, please give me a call.   Joan Cox - 720-231-6373



Dec. 10, 2017

What about Tiny Houses?


There is a rate on Tiny Houses right now with HGTV running their show, and in Denver, we just had the Tiny House Festival in Northfield (Denver) this past week.


A few things you need to know about these Tiny Houses!    There are built in about 45 days and with some of the builders you can get your requests in for colors and upgrades, some build as they have planned.    The BIG NEWS you should know - these are NOT built by building standards.   There are NO regulations for them.   These are considered "mobile homes", like an RV and do not have to abide by the regulations Builders do.


Financing for these Tiny Homes can also be a challenge.   They are like buying a mobile home or an RV, and can only get certain financing.   


I have seen a HUGE increase on my web site for people looking for land.    If you buy a Tiny House, and plan to buy a piece of land, PLEASE check the HOA rules and regulations to be sure you can put a Tiny Home on them!  Some say no modular homes!    Also, some of these tiny homes had "compost toilets" like you see in RVs, and some have "residential toilets", and you should know the difference when you are thinking of the final destination for these tiny homes.


You can move these homes with a large pickup, but check with the car dealership to be sure the vehicle can haul the amount of weight in the tiny house.    Some are built with frame, some have metal framing (which is lighter).


There were builders from Littleton, Denver and Fort Collins in attendence today.  Just a little more information, if you are contemplating a Tiny House!  

Dec. 4, 2017

Listing Your Home in December


There are times when you want to move in November/December, as a Buyer, there could be some deals out there, and you most often you don't have to compete with other buyers.   That means if you have to sell to buy, you have to list your home also.


This time of year homeowners need to scale down the Holiday decor, so the home can be shown, but still maintains a warm and cozy feel!    Turn the fireplace on during the showing, bake cookies to fill the air with sweet smells!   Real Christmas trees offer a wonderful scent in the home also.


If you have your home on the market, probably not the year to put out all the blow-up Christmas decorations outside in the year.   You want the buyers to find the sign in the yard.  Plus when they are laying on the ground flat, this is not the best look for a home on the market!


We do live in Denver, and there are times we see snow (OK, maybe not this year) and the driveway and sidewalks all need to be shoveled clear!   You don't want anyone to fall on the icy concrete!   The curb appeal is definitely important, especially with no leaves and no colorful flowers in our gardens.    Be sure all the leaves and dead plants are cleaned up, and no cob webs on the front door.   We all know not many use the front door, and sometimes this is an overlooked item, and has to be clean.  


If you have questions on how to proceed with listing your home, give me a call and visit my web site for more information for SELLERS.



Posted in Seller Tips
Nov. 30, 2017

Parker CO Market Update - October 2017


Town of Parker - Parker real estate


The Town of Parker is Southeast of Denver approximately 30 miles with a population just over 50,677.    The City of Parker is a quaint town that is commonly called a bedroom community.    It has the small town feel, yet has lots to offer.   You will find many locally owned businesses and restaurants.    


Buyers looking for Homes for Sale in Parker will find sales in October 2017 saw a ever so slight decrease in sales from last month, similar to the rest of the Denver metro area.  In October 2016, there were 156 home sales, so the sales compared to last year same month, which shows the market is improving.   Listing inventory took a dip, and don't plan on seeing the inventory to what we saw in the spring/summer.  Let's look at the sales data from the month of October 2017 for sales of detached single family homes that were recorded for the Town of Parker - 


Sold Information:                                                                  Previous month:

 Total Sales - 174                                                                               178

 Average Days on Market - 15                                                              20     

 Average Price -   $461,125                                                            $467,500                  

 Avg Price/Avg List - 99.57%                                                             99.25%  

Highest priced home sold for  $3,000,000                                        $2,250,000



Looking at the early summer buying season, we are looking at the 4th year in a row enjoying very brisk sales, some multiple offers and home values averaging from 8-10%.  Since end of July sales have slowed, which is seasonal for this time of year.

  Active listings in the price range of $400,000 and less - 

there are currently only only 11 listings with 16 days on market, which is a decrease from 18 from last month, ranging in price from $324,900 to $399,990.   These homes under $400,000 are remaining on the market longer right now, easing the stress for first time buyers. 

  **Photos courtesy of REColorado


 As of today you will find 204   active homes for sale in Parker (ranging from $324,900 to $3,200,000).   These homes were built from 1966 to 2018.   There are 199 currently under contract (ranging from $296,000 to $2,499,000) with an average of 25 days on market. 


Looking for a brand new home?    There are 55 homes for sale by a builder ranging from $424,245 to $2,999,000 detached single family homes.    Here is the link for new construction for sale in Parker.     Here is a link to all builders, to see who is building in Parker, and what is available.  


If you would like more information on active listings within the Town of Parker, please give me a call or visit my web site and search for homes that may fit your criteria.    Having sold many homes in Parker over the years, please call with any questions. 


Map of Parker CO



Nov. 30, 2017

What is Erie Colorado like?


I get many calls and emails from relocating families all year-round looking to relocate to the Denver metro area and want to know a bit more about the areas to narrow their searches.    If families have school age children, sometimes the searches begin with the schools, and nice to know how the schools rank.     Sometimes it is based on how long of a commute to a work location, or how far to retail shopping like the grocery store!

In Erie, you will the enjoy small town feel, yet so close to amenities.   Off I-25 and 136th and 144th, there are all kinds of shops and within 10 minutes.    There is a hospital off 144th also.   If you take the toll road, you can be at Denver International Airport in 30 minutes.    It doesn't take long to get to the highway and go skiing, camping or hiking in the mountains.   You are just a hop, skip and jump away from Estes Park and Rocky Mountain National Park.

If you are looking to buy a home in Erie, you will find homes built from the early 1900's to brand new construction.   There are a few condos and town homes, but mostly single family homes from $300,000 to custom homes in the multi-millions and some on acreage.      

Here is a link to the current active homes for sale in Erie CO.

Here is a bit more about the Town of Erie -

  • is located on 19.8 square miles (incorporated and 48 square miles for unincorporated)
  • Median age - 37 years of age
  • Zip Code is 80516
  • Elevation - 5,130 feet
  • Has 134 Parks within Erie

Driving into the Town of Erie, you will notice the stunning views of the mountains.   (This was taken in November, so no leaves left on the trees, and beautiful snow-capped mountains!

The Town of Erie now has a Community Center with 63,000 square feet of enjoyment for the whole family.   Just to mention a few things - Racquetball courts and tennis courts, fitness & wellness programs along with fitness equipment, a climbing wall, classes for Active Adults as well as Youth classes and programs and Summer Camp.   for more information check out the link for the Erie Community Center.   There is a new library as well in Erie.

There is always something going on in Erie CO, and this weekend there will be the Country Christmas and Parade of Lights held from 5 to 8 pm off Briggs & Moffatt.     Entertainment to include roasting s'mores from 5-6:30, local choirs from 5 to 6:15, free hayrides from 6-6:30 (off Briggs & Wells) and Santa will be at the end of the Parade and be in his workshop for the kiddos from 7:15 to 8:00 off Briggs & Moffatt.     Lots of hometown events happening in Erie!

Erie does not have straight borders, so here is the Map of Erie, so you have an idea of where all the borders are!



I currently have a beautiful listing in Colliers Hill, which is a newer community right off Erie Parkway and Colliers Blvd.    This home is stunning!



If you would like more information about the Town of Erie, please give me a call!   720-231-6373




Nov. 28, 2017

New Listing - 479 Black Feather Loop #318, Castle Rock, CO 80104


There are only a couple condos priced under $300,000 in all of Castle Rock, so you don't want to miss out on this beauty!    This Black Feather condo is a two story unit penthouse level and is absolutely ready to move in!   The seller took great pride of ownership, and shows wonderful!   

479 Black Feather Loop, #318

Castle Rock, CO  80104

Priced at $275,000

Open House Saturday 12/2/17 from Noon to 2 pm



Here are the specifics on this gorgeous property -

~ Two bedrooms, Two full bathrooms

~ One car over-sized detached garage PLUS one reserved parking space

~ 1,321 finished square feet

~ Great covered patio with mountain views

~ All stainless steel kitchen appliances are included, along with the washer/dryer

~ Lots of storage including a large walk-in pantry

~ Pool community, clubhouse with fitness center

~ Property was built in 2003


The HOA is $270 per month and includes trash, snow removal, exterior building including roof, water/sewer, community center with pool, fitness center

If you would like to see this property, give me a call!





Minutes to shopping at Outlets and other retail shops, multitude of dining options and easy access to I-25 and destinations North of Castle Rock!



Posted in New Listings
Nov. 27, 2017

Denver Real Estate Update - October 2017


Downtown Denver.JPG

The Denver real estate market has been very strong through the Spring and early Summer and is typical through the Holidays to experience a slight dip in sales.    Early May the Denver metro area saw an influx of new listings, easing some of the issues with thin inventory.    The following data is courtesy of Joan Cox - Metro Brokers - House to Home, Inc.

Denver saw a dramatic decrease in new listings for the month of October, which is very seasonal as we see the weather changing with cooler temperatures along with the Holidays being busy. The under contract listings saw an increase over the month of September and sold properties saw a very slight decrease from last month.  The Days on Market increased slightly from 24 days to 27 days, so not that much difference.    (this includes land, attached properties, single family homes and up to the mega million dollar homes)  Although the media makes our market sound like the sky is falling, this is quite seasonal and normal this time of year.  


See what homes are currently available - Active Homes for sale in Denver


New Listings - 4,723 - down from 5,842 last month  (in 2016 it was 5,271)

Under Contracts - 6,062 - up from 5,769 last month (in 2016 it was 6,287)

Sold Listings - 4,443 -  down from 4,452 last month (in 2016 it was 4,674)

Days on Market - 27 days, up from 24 days last month (in 2016 it was 26 days)

Average Sold Prices - $444,009 -  up from $429,474 last month (in 2016 it was $392,599)

Percent of Sold Price to List Price - 99.4%, up from 99.6%  last month


Buyers - inventory will start decreasing as we get further into the Fall and early winter, especially when the snow starts flying.   The price range between $200,000 and $450,000 has been the “sweet spot” and these homes are the ones garnering the most showings and offers.  We are still seeing the majority of the new listings come on the market late in the week for showings over the weekend.


Sellers - we are seeing some homes now reducing their sales price, and is best to list your home at the fair market value and not "test the market", you may lag behind other listings going under contract first.  We are also seeing a high number of homes "falling out of contract" and coming back on the market.   Listing too high will result in your home sitting on the market with slow showings.  Some Sellers are also being reluctant to do repairs, and their homes are coming back on the market.    If you don't have showings, you won't see an offer!   If you are thinking of selling, but worried you won’t find a replacement home,  put into MLS the fact you require a contingency of a replacement home.


Pricing a home is very important in this current market, and here is a chart showing how our median prices have shifted over the last few years.    

Here is a chart showing when the Sellers are getting closest to their list price.    We are in the slower part of the summer, and need to price homes correctly to get a quick offer (or more).




Denver’s unemployment rate is still very low - at  2.7%.   Still very low comparing to the national average of 4.1% in October.   Colorado’s population is 5.557 million, with the Denver metro area seeing 3.075 million and Denver proper is 683,096.   Denver has outpaced most large cities across the Country and expect to see by 2020 a population of over 3.3 million.   We are seeing many corporations relocating their headquarters or putting in a hub into the Denver metro area, creating job growth.   Our state government is working hard on affordable housing issues for both the elderly and first time home buyers, with so many relocating into the Denver metro area.



Homeowners - if you have thought about selling and like like a home evaluation, please let me know, I will contact you right away.  Relocating to Denver, and need some advice - see my Relocating to Denver information.


Nov. 16, 2017

New Listing - 350 Dusk Place, Erie CO 80516

Home for Sale in Colliers Hill - Erie, CO  80516


This stunning Richmond Dillon model home is now for sale and better than new with all the window coverings in, landscaping complete and fencing.    This home shows like a model home and is completely immaculate and ready to move in.


350 Dusk Place, Erie, CO  80516

Priced at $600,000


This home was built in 2014, with the Sellers moving into the home in 2015.   Looks brand new!   There is rock and frame exterior with a sweet front porch.


This great room features 18 foot soaring ceilings with loads of nature light, gas fireplace and wired for surround sound.    


Gourmet kitchen with 42" cherry cabinetry with roll-outs, granite counter tops, stainless steel appliances.  There is a 5 burner gas cook-top and double ovens.  


There is an eating space in the kitchen plus seating for two at the breakfast bar.   Very open floor plan and great for entertaining.


The butler's pantry adds more storage, glass cabinet doors, and sink.   The walk-in pantry is opposite this Butler's Pantry area conveniently located off the kitchen.


Formal dining room off the Butler's Pantry, great for Holiday parties or dinners.



Great open area at the top of the stairs, and also a 7 x 6 small loft could be a computer area or sitting and reading space.



Large and serene Master Bedroom with crown molding, 5 piece master bath plus huge walk-in closet.



Gorgeous 5 piece Master bathroom.   On the upper floor there are 3 secondary bedrooms, one with it's own en-suite and two additional bathrooms along with the master bath.



Colliers Hill offers a pool community with stellar views, small clubhouse and many pocket parks throughout the neighborhood.    School age children will attend St. Vrain Valley schools.


5 bedrooms, 4 bathrooms (5 piece, F, F, T)

3,225 finished square feet plus 1,685 sf unfinished in the basement

3 car over-sized garage (745 sf)

Interior lot


If you are interested in this home, you may want to get your showing set right away.    You won't be disappointed! 



Posted in New Listings
Oct. 30, 2017

Pricing a Home Correctly in Today's Denver Real Estate Market


In the early Spring and Summer months we saw prices all over the board.    Some tactics were to list low, and garner 25+ offers and you were sure to get a high offer.     Some tactics were to list high, and most likely the Seller would get it, but there was always a chance of a low appraisal.    I have always been of the opinion to list at the current fair market rate, and you won't have as many Buyers terminate the contract or do you have appraisal issues.   Even in a frenzied strong Seller's market, most likely you will see offers over list price, even when you list at fair market value.


In our current market, we are seeing 25-33% of the homes coming back on the market.  WHY?   Buyers know they have to make very quick decisions, and sometimes they are not able to do so, and make wrong decisions.   Sometimes it is the inspection period, and the Buyer feels they paid top dollar and want everything fixed, and the Seller has back-ups in place and feel they don't have to do anything.    It is a true tug of war in this market.  If contract price is too high, buyers are not obligated to make up the difference between the appraisal value and contract price.    If they do not, the Seller can reduce the price to the appraised value, or the Buyer can terminate and you can start over.   If a Seller does not reduce the price, thinking their price is right, there is a good chance this could happen again.   If the financing for the Buyer is FHA or VA, these appraisals stay with the property for six months and reduces the Buyer pool to just Conventional financing or cash offers.


Good NEWS!    In the Fall/early Winter, we are experiencing a more stable market.    There are not as many Buyers out there, so the Supply & Demand is more stable.     In the Fall/early Winter you will see true Buyers looking to buy, , as who really wants to move purposely in the dead of winter?    Maybe the Buyers are relocating or their lease just ran out, but they are looking for homes!


That is why this time of year it is even more critical to price a home in this Denver real estate market correctly.  Don't try and TEST the market, you will lag behind, and your home will be on the market through the Holidays!   If you have to sell in order to buy another home, this may be the best time to do it!


If you would like more information on what your home is worth in the Denver metro area, please give me a call!




Posted in Seller Tips
Oct. 24, 2017

Luxury Home Sales - Denver CO September 2017


The luxury market in the Denver metro area  saw another month of strong sales even though sales saw a decrease over August 2017, which is very normal this time of year.  With home values showing heavy increases, we are seeing more and more homes in the metro area attaining the million dollar mark.   Across the country, a luxury home has different criteria.   Some smaller markets, a $500,000 home with upgrades throughout, (crown moulding, kitchen with all the bells & whistles and upgraded cabinetry, spa like remodeled bathrooms, upgraded base trim, lighting) and the list can go on and on.   In Denver a home listed above a million does not always mean the interior has had those upgrades throughout.    Depending on the part of town, and if the home is on acreage with views, it could be listed at a million.   For my monthly reports, if the home is listed at $1 million and above, it is included in this report.



Fall temperatures are here, leaves are falling with the wind kicking up (and storms blowing in) and real estate is slowing down.    Denver has seen the first snowfall, and cooler weather is in the forecast.    Football is in full swing, and some are thinking of a area where they can invite friends over to enjoy games.






Watching the sunsets is always a treat with a fire once the sun sets and starts getting cooler.      With a few clouds, the sunsets can sure be stunning in Denver!     


                                                              ** Photo courtesy of RE Colorado  




Days on market increased from 45 days in August to 52 days in September.   The average sales price decreased slightly from $1,375,000 to $1,275,000 in September.



There are 777 current active luxury listings in the Denver metro area with an average of 120 days on market.   These homes listed were built from 1886 to 2018 (brand new construction).   There are no short sales, and one bank owned property available in Greenwood Village and priced at $1,399,000.   There are 181 properties listed at $1 million and above under contract as of today.


 Thinking of buying a ranch with acreage?   Here is a property in Sedalia with 10 acres, listed at $1,995,000.


           **photo courtesy of REColorado


Looking at the sales in September 2017, there were no short sales and one bank owned property sold, and 5 were new builds sold.


Here are the sales by City within the Denver metro area - (Boulder is not included)



Only two homes remained on the market over one year, both around the 460 days.   On the flip side, 22 homes sold in less than one week.    This is a quick turn around for a million dollar home!  Some sold before hitting the market - showing zero days on market.


   **Photo courtesy of REColorado


The highest sale in the Denver metro area was $4,300,000 and was located in Cherry Hills Village. This custom home was built in 2005.  It has 12,192 total square feet, 5 bedrooms, 7 bathrooms and a 4 car garage all on 2.38 acres in a gated community, which sold in 272 days.


Here is the data for luxury home sales for the first half of 2017 to show the comparable activity month by month at a glance.  As expected, the summer is the time most homes (including luxury homes) are sold.  Sales in the month of June 2016 showed the most sales of 189 (but that was including Boulder).





If you are looking to buy or sell a luxury home in the Denver metro area, please give me a call, or if you would like any information on attached luxury homes (which are not included in this report).