Jan. 19, 2020

How do you Remove Popcorn Ceilings?

 

We see these type ceilings all the time in homes 1990 and older.    Here is the description of these ceilings -

A popcorn ceiling (slang), also known as a textured ceiling, cottage cheese ceiling, stipple ceiling, a stucco ceiling or formally an acoustic ceiling, is a ceiling with a certain spray-on or paint-on treatment. ... Textured ceilings remain common in residential construction in the United States.

 

 

Many buyers do not want these ceilings and ask what the process is to remove them.   It is MESSY!  This is best to do BEFORE you move in, if at all possible.

To REMOVE POPCORN CEILINGS - Use a floor scraper, or other wide bladed tool, to gently scrape away the popcorn texture. Be careful not to gouge the drywall or tear the drywall joint tape. If the texture proves difficult to remove, spray it again, wait a few minutes, and try again.

 

If a buyer has plans on replacing carpet and painting, the removal of the popcorn ceiling would be best to do first, then the other items.

 

 

Jan. 8, 2020

Is it a Good Time to Buy a Home in Denver?

 

Today's real estate environment is different than we saw a few years ago.  From 2011 to June of 2018 sellers were in "hog heaven".    Put a sign in the yard, buyers will ACTUALLY line up to see your home.  Inventories were so low, it was scary.    Buyers would almost always have to compete with other offers, and offer prices over market value, and have to bring extra cash to closing.

 

Those days, thankfully, have gone by the wayside.    Today, our inventory is healthy and we see very few multiple offers.   The days on market in some areas (neighborhoods and/or cities) are seeing close to 180 days, which indicates a Buyer's market.   The latest metro area stat said we have an average of 35 days on market for all the counties in the metro area.   BUT, real estate is always local, and it depends on where a home is located within the metro area.

 

Mortgage rates are still very good, historical lows, and with this year being an election year, the rates most likely won't move much.  (my crystal ball is at the dry cleaners though)

 

Now that we are into the New Year, we shall start seeing new listings hit the market.   Just today there were 203 new listings (this if for ONE DAY).    On the flip side, we also saw 205 go under contract.   Still looks like we are in need of more listings.

 

If you have contemplated a purchase this year, I would recommend to get pre-approved prior to viewing property, as you will want to know you CAN qualify for the dream home you are looking for, and there is nothing derogatory on your credit report.   If you will be paying cash, proof of funds will be needed to accompany any offer.

 

If you are busting at the seams, wanting some views, needing to downsize, move closer to family or just a home that is updated (and you don't have to do the updating), 2020 may be the year to do it.  Give me a call, and let me help you with this goal!

 

 

 

Jan. 6, 2020

Listing a Home is More Than Putting a For Sale sign in the Ground

 

When the market was frenzied a couple years ago, there were many Listing Agents that did just that, and buyers would flock to a listing, even stand in line to view a home!

 

The market has shifted and we are seeing increased days on market, which requires a bit more attention to every listing to ensure a Seller will see an offer!    Our MLS does syndicate to over 100 different sites, but there are other sites I advertise that get eyes on your listing also.

 

First and foremost - a listing MUST have professional photography.    The eye buys, and the photos must be clear and showcase the home!   Not photos of the chandelier or the dining room table (that does not stay with the home).    My photography company has a link where we can add the virtual tour to each listing also.  Before the photos are taken, I make sure the staging will be good for the photos.  This is where - less is better!

 

From these photos, I create a slideshow video and upload to blogs, my neighborhood page where the home is located, and to all social media sites.    You Tube is a Google product, so all my videos gain SEO for each listing.  From these photos I create a specialized brochure for the home.   If we list in March, and in April your grass is starting to turn green, or the leaves are popping out on the trees, I will get new photos updated in the MLS.

 

This won't be the listing photo potential buyers will see in the dead of winter.   It is a telltale sign the home has been on the market when the photo represents a different season.   

 

When I list a home, it takes on average about five hours to have everything out for a listing.    From there, I blog weekly about the neighborhood, what is located around the home that a resident would benefit by, as well as schools, what the HOA is doing, neighborhood garage sales, etc.   There is always something you can come up with to blog about to link to my new listing!   There are some details to a home I make notes to be sure a potential buyer doesn't miss the upgrade.   A SMART thermostat/garage door/lights/front door, tankless water heater, and heated tile floors in the bathroom.   

 

Entering the information into MLS is key also.   I know I have shown homes that had a pantry, a loft and a 6-burner gas cook top, and neither were mentioned in the MLS.  (the cook top was not even visible in the photo to see the 6 burners)  I like to have every item that will benefit a buyer in the MLS, so a potential buyer KNOWS what they will see when they get to your home.  If you leave off important items, did you miss a potential buyer?

 

Communication is KEY!   When you list a home, sellers want to know what is happening, and not a month from the day you list it!    Every showing that is scheduled for my listings, the buyer's agent gets an email within minutes when the showing is complete and requests feedback.  Some buyer agents don't answer, so I call, and if they still don't answer, well, guess they did not like the home enough to write on it.   If all the feedback has the same comments, we need to talk!    Can we fix it?    The busy road behind the house, maybe not.   If it needs paint, is dirty, overpriced, all those items can be addressed.   The key is to work as a team to get a home SOLD!

 

If you have contemplated a move this year, give me a call - I would love to go over my listing presentation with you!

 

All Listing Agents ARE NOT created equal! 

 

Posted in Seller Tips
Dec. 30, 2019

Denver Luxury Home Sales - Market Update November 2019

 

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 over $1 million.   Some have mountain (snow-capped now) and/or city views, some 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.   

 

We are in the heart of winter, where the ground is covered (and frozen) and still have some beautiful listings for sale.  Need a game room/media room, updated kitchen or a fabulous outdoor entertainment area?

 

 

Here is how the luxury market fared for the month of November 2019 -

Total sales - 131 homes ranging from $1,000,000 to $7,250,000 (last month was 143 homes, so this sector of our market saw a decrease)

Average Days on Market - 69 days (remained at 69 days last month)

Average price per SF (Total) - $270.59 (last month was $259.10)

These homes were built from 1886 to 2019

 

The highest priced home sold was $7,250,000 in the Denver Metro and is in Cherry Hills Village.   This stunning home was built in 2004, on 2.31 acres with a 6-car garage.   This home has 5 bedrooms, 10 bathrooms and 11,860 total finished square feet.

 

There was no short sales sold, and no bank foreclosures sold this month.

 This year (in general) has been slower than past years, yet we saw an uptick in sales over last year in November (only had 98 sales vs 131 this year).    An increase is always good to see.

  

Looking for a home on acreage and private?    With mountain views?    Or would like to see what homes are for sale over $1,000,000?   There are currently three bank-owned properties for sale, one in  Denver listed for $1,646,625 and one in Centennial listed for $1,124,000 and one in Parker listed for $1,099,000.   There are no short sales listed.

Short Sale homes for sale

Contact me for bank-owned properties for sale

 


 

 

Today, you will find 523 homes for sale in the Denver metro area listed over $1,000,000 up to $19,999,000.   They have been on the market for an average of 184 days and these homes were built from 1886 to 2021.   Again, no short sales currently for sale, but 3 bank owned properties listed above.

 

There are 137 homes currently under contract over $1,000,000 up to $5,500,000 with an average 112 days on market.    These homes were built from 1900 to 2020.

 

With the equity increases we have seen over the last seven years, it is not unusual to see homes priced over $1,000,000 now all over the City.  In October 2015 there were only 30 homes that sold in Denver proper, this month there were 55 homes sold.

 

If you have seen a home in this post this intrigues you, give me a call - 720-231-6373.    You could be HOME FOR THE HOLIDAYS.

 

 

Dec. 25, 2019

Merry Christmas - From my Home to Yours

 


 

It is that time of year where we spend time with loved ones and celebrate what Christmas truly means.   I know to look back over the years, I realize just how fortunate my life has been!     However you celebrate (or don't) enjoy your day, who you spend your time with give them an extra hug and enjoy this blessed day.

 

So to all who celebrate the Holidays, whether it is Chanukah, Christmas or Kwanza, have a good one!

 

 

Dec. 16, 2019

Denver Market Update - November 2019

 

The Denver real estate market had winter weather impact the sales, and was very unusual to see over a foot of snow before Halloween.   There was a decrease in inventory this month, and the days on market increased slightly from 33 to 35 days.  The sales were down .2% over last year's sales, and down over last month's sales.   The total inventory has decreased, which is normal this time of year.   The days on market increased by two days from last month (33 to 35 days).  The number of homes that are under contract have also decreased from last month.  

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

 

Denver saw a decrease in active listings, and we have 6.7% less new listings than we did this time in 2018.   The under contract listings saw an increase (9.7%) over the same month 2018, yet a decrease from September 2019.  Sold properties saw a slight decrease from last year.   With 35 days on market, this still indicates we are experiencing a Seller's market, just is a bit slower paced versus past years. (November 2018 we saw only 32 days on market)  Over the last couple of years, it has been creeping upwards.   Sellers should remember to list a home properly, as those over-priced homes will sit on the market.  (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

 

Stats for the Month of November 2019

New Listings - 3,653 - down from 5,426 last month  (in 2018 it was 3,917) 

Under Contracts - 4,880 - down from 5,795 last month (in 2018 it was 4,447)

Sold Listings - 4,176 - up from 4,997 last month (in 2018 it was 4,185)

Days on Market - 35 days - same from 33 days last month (in 2018 it was 32 days)

Average Sold Price - $486,863 - up from $484,607 last month (in 2018 it was $459,746)

Percent of Sold Price to List Price - 98.8%, same from 98.9%  last month

 

Buyers - We are not seeing as many homes come on the market now, especially since Winter has arrived early this year!  Even still Buyers have the chance to view more listings that match their criteria and not have pressure to write the instant they see a home before making a final decision.   There are times you even can think about a purchase overnight, and not "lose the bid".  With the Interest rate reduction, buyers are thinking this is a good time to buy a home, and seeing increased activity.

 

Sellers - Pricing your home is very important, and not start too high, or you will be sitting on the listing for a while, as you now have competition.  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, I can enter into MLS the fact you require a contingency of a replacement home.

 

 

Denver’s unemployment rate is currently at 2.2% for September. Nice to see this rate so low compared to the national average of 3.5% in September.   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.   Lockhead Martin announced they are hiring many more employees.   See who else is adding employees.    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.  I recently got a first time buyer into an affordable housing development at a lower price than found elsewhere in the City.  The builder was offering first-responders a fabulous deal!

 

 

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. 30, 2019

Denver Market Update - October 2019

 

The Denver real estate market had winter weather impact the sales later in the month of October.   Very unusual to see over a foot of snow before Halloween.   There was a decrease in inventory this month, however, the days on market remained at 33 days.  The sales were up 9.1% over last year's sales, and up over last month's sales.   The total inventory has decreased, which is normal this time of year.   The days on market remained the same from last month (33 days).  The number of homes that are under contract have also decreased (slightly) from last month.   Usually after Labor Day we see an increase in activity, but this year it was ever so slight compared to years past.   Thinking the great interest rates would entice more buyers!

 

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

 

Denver saw a decrease in active listings, and we have 1.2% more new listings than we did this time in 2018.   The under contract listings saw an increase (10.1%) over the same month 2018, yet a decrease from September 2019.  Sold properties saw an increase from last year.   With 33 days on market, this still indicates we are experiencing a Seller's market, just is a bit slower paced versus past years. (October 2018 we saw only 30 days on market)  Over the last couple of years, it has been creeping upwards.   Sellers should remember to list a home properly, as those over-priced homes will sit on the market.  (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

 

Stats for the Month of October 2019

New Listings - 5,426 - down from 6,037 last month  (in 2018 it was 5,362) 

Under Contracts - 5,795 - down from 5,928 last month (in 2018 it was 5,263)

Sold Listings - 4,997 - up from 4,829 last month (in 2018 it was 4,582)

Days on Market - 33 days - same from 33 days last month (in 2018 it was 30 days)

Average Sold Price - $484,607 - up from $482,109 last month (in 2018 it was $469,769)

Percent of Sold Price to List Price - 98.9%, same from 98.9%  last month

 

Buyers - We are not seeing as many homes come on the market now, especially since Winter has arrived early this year!  Even still Buyers have the chance to view more listings that match their criteria and not have pressure to write the instant they see a home before making a final decision.   There are times you even can think about a purchase overnight, and not "lose the bid".  With the Interest rate reduction, buyers are thinking this is a good time to buy a home, and seeing increased activity.

 

Sellers - Pricing your home is very important, and not start too high, or you will be sitting on the listing for a while, as you now have competition.  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, I can enter into MLS the fact you require a contingency of a replacement home.

 

 

Denver’s unemployment rate is currently at 2.2% for September. Nice to see this rate so low compared to the national average of 3.5% in September.   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.   Lockhead Martin announced they are hiring many more employees.   See who else is adding employees.    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.  I recently got a first time buyer into an affordable housing development at a lower price than found elsewhere in the City.  The builder was offering first-responders a fabulous deal!

 

 

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. 28, 2019

Happy Thanksgiving 2019

 

Happy Thanksgiving!  

 

 

 

Hope everyone enjoys a safe and peaceful day with friends and/or family.  Today I am grateful I can share an abundance of food on my table, have a roof over my head, enjoy a good real estate market and am surrounded by friendship.   

 

Today we can be thankful to be able to enjoy Thanksgiving, and thankful for friends who always invite me to their family gatherings.   Thankful we have a warm meal on the table, and don't have to travel far to enjoy this day!


May your life be filled with good things to be thankful for as ours are filled with thankfulness for you.

    



We tend to forget that happiness doesn't come as a result of getting something we don't have, but rather of recognizing and appreciating what we do have.      Frederick Keonig

 

 


 

 

Nov. 13, 2019

Denver's Luxury Home Market - Market Update October 2019

 

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 over $1 million.   Some have mountain (snow-capped now) and/or city views, some back to a golf course or have water views.  (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.   

 

We have felt a crispness in the air here and have already seen a foot of snow (which is early this year), as Fall/Winter has arrived.  Ready for Bronco games (they need some prayers) and fall gatherings?   Need a game room/media room or a fabulous outdoor entertainment area?

 

 

Here is how the luxury market fared for the month of October 2019 -

Total sales - 143 homes ranging from $1,000,000 to $9,000,000 (last month was 133 homes, so this sector of our market saw an increase)

Average Days on Market - 69 days (last month was 89 days)

Average price per SF (Total) - $259.10 (last month was $271.36)

These homes were built from 1900 to 2019

 

The highest priced home sold was $9,000,000 in the Denver Metro and is in Cherry Hills Village.   This stunning home was built in 2017, on 1.06 acres with a 4-car garage.   This home has 11,127 total finished square feet.

 

There was one short sale sold, but no bank foreclosures sold this month.

 

The first few months were slow around the Denver metro area, but both the luxury market and the resale/new construction market saw a bump in activity in the spring months, and as we look at Fall, we saw an uptick in sales over last year in September (only had 131 sales vs 143 this year).    A slight increase is always good to see.

  

Looking for a home on acreage and private?    With mountain views?    Or would like to see what homes are for sale over $1,000,000?   There are currently three bank-owned properties for sale, one in  Cherry Creek Country Club listed for $1,812,500 and one in Chenango listed for $1,199,000 and one in Spring Creek ranches in Parker listed for $,099,000.   There is one short sale listed in Sedalia for $1,550,000 on acreage.

Short Sale homes for sale

Contact me for bank-owned properties for sale

 


 

 

Today, you will find 727 homes for sale in the Denver metro area listed over $1,000,000 up to $19,750,000.   They have been on the market for an average of 153 days and these homes were built from 1886 to 2020.   There is one short sale currently for sale in Sedalia for $1,550,000.  

 

There are 200 homes currently under contract over $1,000,000 up to $11,900,000 with an average 97 days on market.    These homes were built from 1886 to 2019.

 

With the equity increases we have seen over the last seven years, it is not unusual to see homes priced over $1,000,000 now all over the City.  In October 2015 there were only 30 homes that sold in Denver proper, this month there were 48 homes sold.

 

If you have seen a home in this post this intrigues you, give me a call - 720-231-6373.    You could be HOME FOR THE HOLIDAYS.

 

 

Nov. 4, 2019

Town of Parker CO - Market Update for September 2019

 

You will find this quaint town Southeast of Denver proper, and about 20 miles or 30 minutes.  It is easy to catch the light rail at Lincoln, if you work downtown, or somewhere along the line.    There are about 64,000 residents in the Town of Parker, and Main street is a fun place to dine or enjoy the retail outlets.

 

 

If you are looking to buy a home in Parker, there is quite a variety of price points.   You can buy a condo or a multi-acre ranch outside the city limits, yet just a few minutes into town.    Here is what happened in the market this past month.

 

Sales for September 2019

201 homes sold ranging from $292,000 to $2,500,000 (down from 232 sold last month)

Average days on market - 42 days (up from 39 last month

Average sales price was $509,900

Sellers saw 99.32% to list price

These homes were built from 1971 to new builders (2019)

 

The highest sale was in rural Parker, and sold for $2,600,000.  This home is on 35  acres, built in 1984, has 4 bedrooms, 4 bathrooms, and a 3 car garage plus arena and outbuildings.    The home has 7,628 total square feet and was on the market for a total of 517 days.

 

 

How are we doing this year?   Inventory gradually increased in Parker through the spring and summer, but now decreasing as we head into the winter months.   We are above last year's sales of 163, so the market has remained solid, even though the Denver metro has seen a slight shift. 

 

There are currently 288 active properties on the market ranging from $370,000 to $12,900,000

Days on Market - 82 days

These homes were built from 1969 to 2020

 

Parker Homes for sale

 

There are currently 213 properties under contract ranging from $319,000 to $1,749,000

Days on Market - 54 days

 

 

There is a property is many price points, so whether you need a townhome/condo 

There are currently 76 available ranging from $145,000 to $468,900.

 

Are you looking for a home on acreage?  The best price I found today was a home in Parker Hylands on 5 acres listed for only $488,000!

 

 

 

Want to know what a home looks like for $12,900,000?    This home was built in 2001, has 11 bedrooms, 24 bathrooms and a TWENTY-NINE car garage!   There are 45,212 total square feet including out-buildings on 35 acres. 

 

 

 

If you would like to know more about the Town of Parker, please give me a call.  720-231-6373