Oct. 14, 2017

Time to look at Getting your Home Ready for Old Man Winter


 

Colorado has experienced it's first snowfall and cooler weather and it won't be long before we see freezing overnight temperatures on a regular basis.   The temperatures may be warm today, but we all know they can change overnight!   When the temperatures dip below freezing, you will want to unhook the hoses.  With overnight temperatures below freezing, this could damage the faucets.    

 

Fall colors

Here are a few items you should winterize before winter temperatures set in --

 

  • Fertilize lawn for its last feeding
  • Check for drafts - use a candle around doors and windows
  • Sharpen your lawn mower blade and empty the gas tank
  • Blow out sprinklers
  • Check fire extinguisher
  • Check all windows for seals broken and be sure they shut & lock
  • Give the deck one last coat of sealer
  • Inspect your roof for shingle damage, or call a roofer
  • Clean drain gutters and downspouts of leaves
  • Check around foundation for any pipes/ducts coming from the house to see if there is additional caulking needed and/or weatherstripping
  • Replace your furnace's air filter and have it serviced
  • Reverse the direction of ceiling fans
  • Have wood burning fireplaces cleaned and checked for cracks
  • Service and tune up snow blower
  • Drain all garden hoses
  • Insulate any exposed pipes
  • Drain swamp cooler

 

This should help from having problems in and around your home this winter.

 

 

 

Posted in Homeownership Tips
Oct. 12, 2017

Listing a Home is more than Putting a Sign in the Ground

 

When a homeowner is ready to list their home, there are many items to review before the listing contract is signed and the property is entered into the MLS.     There is more to this process than putting a sign into the ground!   And the following are just a few topics that will discussed at the listing presentation.

 

 

 

On the initial visit, we walk the home to see if repairs are needed anywhere or upgrades that would bring a higher price.   Buyers are looking for homes ready to move in rather than moving in, or the buyers ask for the repairs in the inspection period.   (holes in interior doors, cracked glass, cabinet doors needing adjustment, touch-up paint needed (interior & exterior), light fixtures not operational, leaks in plumbing, dirty carpet/wood flooring issues, furnace cleaning and the list goes on and on....)

 

 

This is also when we walk your home to feel it and look at the flow of your home.   We may move some furniture around, remove some things to enable a room to look larger and show better.   We want the professional photos to showcase your home, and entice buyers to want to see your home as soon as it hits the market.   We want the buyers to see your home, not your possessions.   We also go through in great detail what will be included and excluded.   A contract from the buyer will have window coverings and treatments along with rods included, so if you want to remove them, we will need to show these as exclusions.   That custom mirror you bought for your master bathroom or that custom chandelier will be included also, so we will need to talk about all these items.   If it is attached to the wall, it is considered a fixture and should remain in the home, unless it is specifically listed as an exclusion.

 

Something new in our market in the last 18-24 months, has been the fact of video cameras in the home.   With improved technology today, it is nice to have this ability in everyday life, but during showings, having audio and recording conversations without consent in Colorado could be a gray area.     Per our legal counsel for Colorado Association of REALTORS, you need permission to record their conversations.   There is no issue with the video, just the audio.    It does creep out some buyers seeing many cameras in a home, and then they worry about the safety in the neighborhood.   

Video cameras.PNG

 

Another topic to talk about prior to the listing contract being signed is how to handle multiple offers.   Do you want to show all weekend, and present end of the weekend, or present as they come in?   We will go over all the offers one by one reviewing terms and price.   NOT always is the highest priced offer your best offer.  The terms could make all the difference!    Also, we will have a conversation about “love letters” that may accompany an offer.    Most of these will have statements in them that violate the Fair Housing rules, and would like to keep us both out of court!    Do not be surprised when I do not present these to you, as a Seller.

 

Times have changed since I got into this business!    We now need to be sure all personal information (bank statements, credit cards/bills), money, any paperwork with social security numbers on it, jewelry, and the drugs in your medicine cabinet are put away, or taken with you on showings. 

 

Having a professional REALTOR list your home will create topics you may not have ever even thought about, but need to be discussed prior to the home going on the market.      

 

Posted in Homeownership Tips
Sept. 28, 2017

Parker CO Market Update - August 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 August 2017 saw an uptick in sales from July.  In August 2016, there were 210 home sales, so the sales compared to last year same month was pretty similar.   Listing inventory took a slight dip, and don't plan on seeing the inventory to what we saw in the spring.  Let's look at the sales data from the month of Auugst 2017 for sales of detached single family homes that were recorded for the Town of Parker - 

 

Sold Information:                                                                  Previous month:

 Total Sales - 216                                                                               193

 Average Days on Market - 13                                                              11      

 Average Price -   $460,000                                                            $486,500                  

 Avg Price/Avg List - 100%                                                                 100%  

Highest priced home sold for  $1,600,000                                       $3,500,000

 

 

Looking at the early summer buying season, we are looking at the 4th year in a row with brisk sales, some multiple offers and home values averaging from 8-10%.  August and September 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 14 listings with 8 days on market, ranging in price from $344,900 to $399,900.   We are seeing active listings come on the market on Thursday or Friday, and accept showings (and offers) through Sunday evening, with responses on Monday.

 


 


 

 

 

 

                                     **Photos courtesy of REColorado

 

 As of today you will find 305   active homes for sale in Parker (ranging from $344,900 to $3,200,000).   These homes were built from 1968 to 2018.   There are 259 currently under contract (ranging from $197,000 to $3,650,000) with an average of 21 days on market. 

   

Looking for a brand new home?    There are 57 homes for sale by a builder ranging from $449,900 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

 

 

 

 

Sept. 22, 2017

Denver Real Estate Market Update - August 2017

 


Downtown Denver.JPG

The Denver real estate market has been very strong through the Spring and early Summer.    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 another decrease in new listings for the month of August, which is very seasonal.   School-age children returned to school and many families were taking their last vacations and usually see real estate slow a bit.  The under contract listings saw an increase over the month of July and sold properties saw an increase from July 2017.  The Days on Market increased from 20 days to 21 days, so not that much difference.    (this includes land, attached properties, single family homes and up to the mega million dollar homes.)

 

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

 

New Listings - 6,411, down from 6557 last month  (in August 2016 it was 6,475)

Under Contracts - 6,584, up from 6434 last month (in August 2016 it was 6,458)

Sold Listings - 5,104, up from 4884 last month (in August 2016 it was 5,602)

Days on Market - 21 days, up from 20 days last month (in August 2016 it was also 21 days)

Average Sold Prices - $432,942, down from $449,041 last month (in August 2016 it was $401,537)

Percent of Sold Price to List Price - 100%, down from 100.3 last month (in august 2016 it was 100.2%)

 

Buyers - inventory will start decreasing as we get further into the Fall and early winter..  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 homes 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 lab 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.   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  2.4% in August 2017.   Still very low comparing to the national average of 4.4% in August.   Colorado’s population is 5.555 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.

 

 

Sept. 19, 2017

Luxury Home Sales - Denver CO - August 2017

 

The luxury market in the Denver metro area enjoyed another month of strong sales even though sales saw a decrease over July 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.

  

 

Summer is winding down, kiddos are back at school, and most likely vacations have been taken.   There still is time to enjoy BBQs with family and friends, even though these days are limited.   Looks like the first day of Fall will bring in Fall weather.    Need a space for this?   Would you like to upgrade this space?

                     ** Photo courtesy of RE Colorado

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!  

  

                                                                               

  

Days on market increased from 33 days in July to 45 days in August.   The average sales price decreased slightly from $1,390,000 to $1,375,000 in August.

  

There are 841 current active luxury listings in the Denver metro area with an average of 103 days on market.   These homes listed were built from 1886 to 2018 (brand new construction).   There is one short sale listed for $1,150,000 in Parker in the Pinery, and no bank owned properties available.   There are 197 properties listed at $1 million and above under contract as of today.

  

 Thinking of buying a ranch with acreage?   Here is a property in Franktown with 80 acres.

  

           **photo courtesy of REColorado

 

Looking at the sales in August 2017, there was one short sale and no bank owned properties sold, and 9 were new builds sold.

  

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

  

 

Five homes remained on the market over one year, and one for almost 2 1/2 years.   On the flip side, 27 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 $8,116,000 and was located in the community of BackCountry in Highlands Ranch.   This home was and brand new custom home.    It has 9,906 total square feet, 6 bedrooms, 9 bathrooms and a 7 car garage all on .53 acre, which sold in zero 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).

 

 

Aug. 31, 2017

Parker CO Market Update - July 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 July 2017 saw a dip in sales from June.   This is normal, as school age children returned to school, and some families went on vacation.      In July 2016, saw 242 home sales, so the sales compared to last year same month was lacking.   Listing inventory took a dip also, but expect the inventory to increase right after Labor Day Holiday.   Let's look at the sales data from the month of July 2017 for sales of detached single family homes that were recorded for the Town of Parker - 

 

Sold Information:                                                                  Previous month:

 Total Sales - 193                                                                                  235

 Average Days on Market - 11                                                                 8       

 Average Price -   $486,500                                                            $480,000                  

 Avg Price/Avg List - 100%                                                                 100%  

Highest priced home sold for  $3,500,000                                   $1,986,000

 

 

Looking at the early summer buying season, we are looking at the 4th year in a row with brisk sales, some multiple offers and home values averaging from 8-10%.  

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

there are currently only 15 listings with 15 days on market, ranging in price from $319,000 to $400,000.  We are seeing active listings come on the market on Thursday or Friday, and accept showings (and offers) through Sunday evening, with responses on Monday.

 


 


 

 

 

 

                                     **Photos courtesy of REColorado

 

 As of today you will find 308   active homes for sale in Parker (ranging from $319,000 to $3,900,000).   These homes were built from 1966 to 2018.   There are 266 currently under contract (ranging from $197,000 to $3,650,000) with an average of 19 days on market. 

   

Looking for a brand new home?    There are 54 homes for sale by a builder ranging from $450,000 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

 

 

Aug. 22, 2017

Luxury Home Sales - Denver, CO - July 2017

 

 

 

The luxury market in the Denver metro area enjoyed another month of strong sales even though sales saw a decrease over June 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.

 

 

 

Summer is winding down, kiddos are back at school, and most likely vacations have been taken.   There still is time to enjoy BBQs with family and friends.    Need a space for this?   Would you like to upgrade this space?

 

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!  

 

 

 

 

 

Days on market increased from 22 days in June to 33 days in July.   The average sales price increased slightly from $1,292,500 to $1,390,000 in July.

 

 

 

There are 843 current active luxury listings in the Denver metro area with an average of 96 days on market.   These homes listed were built from 1886 to 2018 (brand new construction).   There are no short sales and two bank owned properties - one in Littleton listed at $1,615,000 and one in Greenwood Village for $1,634,900.   There are 164 properties listed at $1 million and above under contract as of today.

 

 

 

Remember the Sleeper Home?     This one is very unique in Evergreen also!    Imagine having round walls!

 

 

 

           **photo courtesy of REColorado

 

 

 

Looking at the sales in July 2017, there were no short sales and three bank owned properties sold, and 12 were new builds sold.

 

 

 

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

 

 

 

 

 

 

Two homes remained on the market over 1000 days (2.73 years), but only four homes sold in July remained on the market longer than one year.    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.

 

 

 

 

The highest sale in the Denver metro area was $4,800,000 and was located in Cherry Creek North.    This home was built after the small home was removed and this home was built in 2011.    It has 9.561 total square feet, 4 bedrooms, 6 bathrooms and a 3 car garage all on .29 acre, which sold in 27 8 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).

 

 

Aug. 18, 2017

Denver Real Estate Market Update - July 2017



Downtown Denver.JPG

The Denver real estate market has been very strong through the Spring and early Summer.    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 the first decrease (3.9%) in new listings for the month of July over July of 2016.  This is very seasonal, as school-age children returned to school, and many families were taking their last vacations.   Mid-July through August are usually slower.   The under contract listings decreased 7% over the month of June.  Sold properties saw a 14.7% decrease from June 2017. Despite the slower activity this past month, days on market only increased by two days from June to July (18 in June to 20 in July)  (this includes land, attached properties, single family homes and up to the mega million dollar homes.)

 

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

 

New Listings - 6557  which is .-3.9% from July 2016

Under Contracts - 6434 which is -1.0% from July 2016

Sold Listings - 4884 which is -8.2% from July 2016

Days on Market - 20 days which is up 11.1% from July 2016

Average Sold Prices - $449,041 which is  +9.7% from July 2016

Percent of Sold Price to List Price - 100.3 which is down -.4% from July 2016

 

Buyers - inventory is decreasing, and not seeing the line of buyers ready to view a home, but you may need to compete with some other offers if the home is priced right, shows well and is in a highly desired area of town.  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.  Typically, homes come on the market late in the week, with showings over the weekend, and receiving responses early in the week.

 

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 lab behind other listings going under contract first.    If the home is truly HOT, you will see multiple offers and see offers over list price.   Listing too high will result in your home sitting on the market with slow showings.   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 did have a slight increase from 2.3% in July to 2.5% in August 2017.   Still very low comparing to the national average of 4.3% in July.   Colorado’s population is 5.457 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 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.

 

 

July 30, 2017

Luxury Home Sales - Denver, CO - June 2017

 

The luxury market in the Denver metro area enjoyed another month of very strong sales where sales saw another dramatic increase over May 2017.  With home values showing heavy increases, we are seeing more and more homes in the metro area attaining the million dollar mark.

 

It is that time of year where we enjoy spending quality time outdoors after a long day at work.    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!  

 

 

Days on market decreased from 29 days in May to 22 days in June.   The average sales price increased slightly from $1,275,000 to $1,292,500 in June.

 

There are 873 current active luxury listings in the Denver metro area with an average of 87 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 in Littleton listed for $1,625,000.   There are 183 properties listed at $1 million and above under contract as of today.

 

Remember the Sleeper Home?     This one is very unique in Evergreen also!    Imagine having round walls!

 

           **photo courtesy of REColorado

 

Looking at the sales in June 2017, there were no short sales nor bank owned property sold, and 16 were new builds sold.

 

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

 

 

One home remained on the market for 628 days (1.72 year), but only seven homes sold in June remained on the market longer than one year.    On the flip side, 39 homes sold in less than one week.    This is a quick turn around for a million dollar home!

 

The highest sale in the Denver metro area was $5,000,000 and was located in Cheesman Park very close to downtown Denver.    This home was built in 1923 and maintained its charm and character.    It has 8.680 total square feet, 4 bedrooms, 6 bathrooms and a 2 car garage all on a half acre, which sold in 47 days.

 

Here is the data for luxury home sales for the second half of 2016 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).

 

 

July 27, 2017

Piney Creek Village Market Update - Centennial CO June 2017


 

Piney Creek Village is located in Centennial, CO  80016.    You will find this neighborhood South of Orchard between Parker Road and Buckley Road.    Homes were built by Golden Design Group and Richmond Homes from 2003 to 2017.    You will find larger executive homes on larger lots ranging from 2,695 to 5,008 above ground square footage with 3 and 4 car garages.   There are currently just under 700 homes in this neighborhood.

 

The location of this neighborhood is excellent, with easy access to Cherry Creek Reservoir with lots ofoutdoor activities like biking, hiking, fishing, horseback riding, camping, boating, swimming and enjoy a beach.   Easy access to 9 Mile light rail, I-225, shopping and many dining options within a few minutes.   School age children will attend Cherry Creek Schools.   Residents of this community love having The Trails Recreation Center so close offering lots of activities for the entire family.

 

 

 

Here is what is happening for June 2017 -

SOLDS - 3 homes ranging from $601,000 to $737,000

Days on Market - 33 days

Average Sold Price - $634,500

List Price to Sales Price - 98.28%

 

There are currently 12 active listings ranging from $675,000 to $885,000

Days on market were 51

Here are the current active homes for sale in Piney Creek Village

 

Here is what happened for all of 2016 -

SOLDS - 12 homes ranging from $381,000 to $869,000

Days on Market - 28 days

Average Sold Price - $654,000

List Price to Sales Price - 99.22%

 

Here is a great home for sale in Piney Creek Village - 

16214 E. Lake Drive, Centennial, CO  80016   Priced at $725,000

 

If you would like more information on Piney Creek Village - please give me a call.  Joan Cox - Metro Brokers - House to Home, Inc.   720-231-6373