Oct. 18, 2021

Why Did that Home come back on the Market?


Right now in Denver over the last 7 days, we have seen 6% of the current active listings return to the market.    Good Question!


1.   Buyer never delivered earnest money.

2.   Buyer's earnest money check bounced.   (That is usually a sign the deal won't close!)

3.   Buyers got cold feet.

4.   Buyers found things on the inspection they could not live with.

5.   Buyers asked for repairs, and Seller denied.

6.   Buyer's financing had issues.

7.   Buyer had a contingency, and could not sell their primary home.

8.   Appraisal came in low, and parties could not come to an agreement.



This is why I always recommend to my buyers to write a backup offer, you never know when/if the first contract will go to closing!    If the listing agent does not enter into the broker's remarks why the transaction terminated, I always make a call, and then my client can decide if they want to move forward.


Sometimes being the "bridesmaid" with multiple offers can be a good thing!



Oct. 15, 2021

Neighborhood of Stoney Brook - Denver CO

If you are looking for an attached property near the Denver Tech Center (DTC), this neighborhood could fit the bill.   Those who choose not to do exterior maintenance on their property - this is it!    No lawn work, no house painting, and no snow removal needed by the homeowner. 


Stoney Brook is located south of I-225, West of Yosemite, North of Belleview in zip code 80237.    This community has a picturesque & park-like feel with plentiful mature trees, bushes, plants, and ponds.    You will find both townhomes and condos, but all have two-car garages.   These properties were built from 1971 - 1992 and have from 1,020 to 2,872 square feet above ground, and all townhomes have basements, some are finished.    The condos have a storage unit.  The townhomes have fenced in small back yards and most back to open space.  There are 282 units in this community.


Here is how Stoney Brook Fared 3rd Quarter 2021 - 

Total Sold - 4 properties priced between $599,000 and $850,000 

Average Days on Market - 3 days

Average Sold price - $762,500

Sellers saw 100% to list price


This is a pretty good-sized community, and shows how limited our inventory has been!  This location is primo being IN the Denver Tech Center!

Homes for Sale in Stoney Brook




This location is perfect for those working in the Tech Center, you could ride a bike to work.   It has close proximity to the light rail, I-225 & I-25, a variety of shopping and dining from casual to elite.  Goldsmith Gulch runs along DTC Blvd and is a great place to walk, run, or bike.    With our many days of sunshine in Denver, you will see someone out in this park almost every day.



This community does have a pool and tennis courts, and the HOA fee covers exterior maintenance, water & sewer, snow removal, fitness center, outdoor hot tub, and clubhouse, but does not cover the roof.




Those residents with school-age children will attend Denver Public Schools - Samuels Elementary, Hamilton Middle School, and Thomas Jefferson High School.


If you have thought about buying in the DTC, or selling your Stoney Brook home - give me a call!   720-231-6373


Oct. 13, 2021

Denver Market Trends - Updated September 2021


The stats are out for the month of September, and it was another strong month!   As of almost mid-October, we are still experiencing low inventory, down 43.8% over one year ago. I have had potential Sellers want to list and buy, but fearful of not finding a replacement home, so they stay put and remodel.   But they do list, they sure are seeing a great bottom line!   Multiple offers are still happening, just not at the same pace it did earlier this year.



The following data is courtesy of Joan Cox - House to Home, Inc.


We are seeing some homeowners pricing their homes higher than "fair market value", and also seeing offers WAY over list price and then reducing the price.   We are still seeing buyers offering an appraisal gap to guarantee the sales price to the Seller.


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


Buyers - If you have thought about buying a home this year - NOW IS THE TIME!   The interest rate is unbelievable - hovering around 3%.  You can buy more home than you could just six months ago.  Be sure to be pre-approved and know what your budget is!  Be prepared, many homeowners are asking for a 60-day rent-back to find a replacement home.


Sellers - My sellers are seeing a nice bottom line!    If you are thinking of selling but worried you won’t find a replacement home, I can enter into MLS the fact you require a contingency of a replacement home.    


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.



Oct. 5, 2021

Pop-Up Pumpkin Patches in Aurora CO

Saying farewell to Summer is tough, but many enjoy the feel and smell of Fall.  The vibrant colors, the leaves, the pumpkins, pumpkin latte, and the sweater weather again.


Buying your pumpkins at the local grocery store or hardware store, why not go to a pumpkin patch and select your OWN pumpkin!    You can get a unique pumpkin perfect for the photo op, or a regular pumpkin to carve - whatever your heart desires!   


For a limited time only, the following areas will have not only pumpkins but decorating kits available while supplies last.    Find your perfect pumpkin to take home for free!   With Halloween around the corner, the City of Aurora wants to be sure everyone has a pumpkin to decorate.  Plan to arrive early, as again, supplies will be in short supply.


Do you want a pumpkin for the kiddos to carve, or maybe an adult to carve?  Or, do you want the pumpkins for Fall decor to bring color to your front porch?

Nothing quite spells "fall is here," like a pumpkin patch outing and these events will be held on four days from 3 to 5 pm at four different parks around town - 


~ POP-UP DAY ONE - October 7th - Moorhead Park -  2390 Havana St.


~ POP-UP DAY TWO - October 14th - Olympic Park - 15501 E. Yale Ave.


~ POP-UP DAY THREE - October 20th - Fletcher Plaza - 9800 E. Colfax Ave.


~ POP-UP DAY FOUR - October 21 - Appaloosa Park - 5575 S. DeGaulle St.


Are you needing carving ideas on what you want to the finished product to look like?    There are many sites out there that will give you some ideas for carving depending on your style.     80 best Pumpkin Carving Ideas


If you are out at one of these parks, and love a neighborhood -- give me a call would love to show homes!   Give me a call - Joan Cox - House to Home, Inc.  720-231-6373





Oct. 2, 2021

Things to do in Denver - Pumpkin Harvest Festival


It's Fall, and it's time for PUMPKINS!    Come and enjoy the Pumpkin Harvest Festival at 4 Mile Historic Park.     Bring the family, friends, and neighbors - FREE ENTRY!


  • Find the perfect pumpkin in the patch
  • Create a Scarecrow - SOLD OUT
  • Ax throwing
  • S'Mores Station
  • Prairie Games - Fall-themed
  • Listen & dance to old-time music
  • Create historic crafts
  • Tractor Rides
  • Marketplace
  • Try to Play an Instrument
  • Live Music

** Charge for pumpkins and some activities - all proceeds go toward the education of Four Mile Historic Park


WHEN:   October 1st, 2nd & 3rd, 2021    10 am - 4 pm both days

WHERE:   715 S. Forest St., Denver, CO  80246

COST:    $16  Adults

               $15 Seniors & Military

               $10 Youth

                Children under 6 are FREE


The Four Mile Historic House is the oldest standing structure and you can take the guided tour.    For more information about this event or this historic home, please call 720-865-0800 or visit Pumpkin Harvest Festival.


Sept. 30, 2021

How did the Luxury homes fare for August 2021?


A Luxury Home can be identified differently in cities across the country, but in Denver, my Luxury blog posts will report on detached single-family homes listed in the Denver metro area for over $1 million.   Some have mountain and/or city views, some properties back to a golf course, or have water views all to compliment one's lifestyle.  (however, we don't have much water)  Some are updated with products from around the world, and some have expansive square footage or on acreage.     Whatever a Buyer is looking for, most likely if you have over $1 million, you can find it in Denver or in the surrounding suburbs.   


Here is how the luxury market fared for the month of August 2021

Total sales - 417 homes ranging from $1,000,000 to $5,100,000 (last month was 462 homes, 2020 was 289)

Average Days on Market - 16 days (last month was 12 days last month and 2020 was 50 days)

Average price per SF (Total) - $311.23 (last month was $312.39)

These homes were built from 1870 to 2021


The highest-priced home sold was $5,100,000 in the Denver Metro and is in the Highlands.   First time ever to see a theater sold for someone to renovate and live in, but a very up and coming area.   This theater was built in 1926, on .22 acres.   This theater has 18,455 square feet and was on the market for 128 days.


Even many of our luxury homes are going pending quickly and seeing multiple offers.   The early summer there was strong sales, but as school was back in session, even the luxury market slowed down a bit.


Looking for a home on acreage and private?    With mountain views?    Or would you like to see what homes are for sale over $1,000,000?  

Short Sale homes for sale

Contact me for bank-owned properties for sale



With Fall around the corner, so are the Holidays.    Have you been yearning for a kitchen to die for?   More room to prepare the Holiday dinners for a crowd?


Today, you will find 485 homes for sale in the Denver metro area listed over $1,000,000 up to $25,000,000.   They have been on the market for an average of 84 days and these homes were built from 1886 to 2022.   This amount has decreased minimally from last month.


There are 488 homes currently pending over $1,000,000 up to $16,950,000 with an average 52 days on market.    These homes were built from 1885 to 2022.    (This amount has decreased from 486 last month.)


Here is how 2019 compared to 2020

Total Sales             2019 - 1,810                  2020 - 2,739

Days on Market      2019 - 61 days              2020 - 53 days

Average Price Sold   2019 - $1,300,000       2020 - 1,302,500

% Seller Saw to List    2019 - 97.65%             2020 - 97.06%


With the equity increases we have seen over the last several years, it is not unusual to see homes priced over $1,000,000 now all over the City.  


I have obtained my luxury marketing certification and has given me a multitude of new ideas.    If you have seen a home in this post this intrigues you, give me a call - 720-231-6373.   



Sept. 23, 2021

NEW LISTING - 10276 Riverstone Drive, Parker CO 80134

This stunning two-story home shows very Tuscan, with paint and decor.   The open floor plan is apparent when you enter the home, perfect for entertaining.    Located in the back of the Stonegate neighborhood and is so quiet.

10276 Riverstone Drive

Parker, CO   80134

Priced at $700,000



~ 3 bedrooms plus an office/den and a loft

~ 3 bathrooms (F, F, H)

~ 2,676 finished square feet above ground plus 750 in basement unfinished

~ All kitchen appliances are included as well as the washer/dryer

~ Amazing remodeled Main Bathroom & closet organizer

~ New triple paine windows & Plantation shutters, exterior home recently painted

~ New Furnace & Air Conditioner

~ 2-car over-sized attached garage

~ Built 2000

~ Outdoor space has grill & pergola with pavers excellent for enjoying Colorado's beautiful weather, lush area (sad the flowers are done for the year)

~ Home faces South - perfect for snow shoveling

~ Located in Douglas County School District

~ GREAT location being close to everything!




I believe this home will go pending quickly, so if you like this home, set a showing soon!   Showings begin Friday 9 am.


Sept. 22, 2021

NEW LISTING - Pride's Crossing - Aurora CO 80015

You won't want to miss this ranch style townhome in a small enclave in Prides Crossing in Aurora CO 80015. 


There is a spacious kitchen, with all appliances included, granite tile countertops, laminate flooring and a very open floor plan.


18622 E. Layton Place

Aurora CO  80015

Priced at $315,000


~ 2 bedrooms, 1 bathroom

~ 993 square feet

~ Attached over-sized one-car garage

~ One story living with a very open floor plan

~ All kitchen appliances and washer/dryer included

~ Located in a cul-de-sac

Cherry Creek School District

Aqua Vista Park within a few minutes walk for a playground, tennis court, and a pool with a slide.  Views of Quincy Reservoir, sunrises and the moon!



Great townhome to be able to lock & leave and not worry about anything outdoors.  The HOA takes care of the shoveling and exterior building maintenance.   There is a gated courtyard to enjoy outdoor time, and a private and unique deck off the living room.   Access from the master bedroom too.











This property is conveniently located in Prides Crossing on a very quiet cul-de-sac.


Call today to set your showing - this one won't last!   


Sept. 20, 2021

Fall is Arriving This Week, Time for Fall Home Maintenance

Fall is on the calendar for later this week, which means the flakes could any day now, and time for some home fall maintenance items.


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


  • Fertilize lawn for its last feeding
  • Check for drafts - use a candle around doors and windows
  • Blow out sprinklers
  • Check fire extinguisher
  • Check all windows for broken seals 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 rain gutters and downspouts
  • Check around the 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
  • Service and tune-up snowblower
  • Drain gas from lawnmowers (this one can wait another month)
  • Drain all garden hoses and unhook for the outdoor faucet (when freezing)
  • Insulate any exposed pipes
  • Drain swamp cooler
  • Cover Air Conditioner condenser

This prenvent you from having problems in and around your home this winter and costly "surprises".



Sept. 4, 2021

Labor Day in Denver - Cherry Creek Arts Festival

If you stayed in town for this Holiday, there is a lot to do!   You could go to the Taste of Colorado in downtown Denver, OR you could attend the 30th Anniversary of the Cherry Creek Arts Festival.

There will be over 200 national and international artists on display throughout this event.    There will be food and drink available.

The sponsors of this event would like to control the flow and ask that you download the app and register before you arrive.    If you have not been vaccinated, you are encouraged to wear a mask.   For FAQs or rules of what you can bring into this event - click here.


9/4 Saturday - 10 am to 7 pm

9/5 Sunday - 10 am to 7 pm

9/6 Sunday - 10 am to 6 pm

This event is FREE



This post is courtesy of Joan Cox - House to Home, Inc. --- Denver REALTOR®